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SDR2002-00005
SDR2002 -00005 SOURCE ONE DAYCARE CENTER NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00005 CITY OFTIGARD Community Development SOURCE ONE DAYCARE CENTER Shaping ABetter Community 120 DAYS = 8/6/2002 SECTION I. APPLICATION SUMMARY FILE NAME: SOURCE ONE DAYCARE CENTER CASE NO.: Site Development Review (SDR) SDR2002-00005 PROPOSAL: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. APPLICANT/ Philip and Rebecca Goold OWNER: 11670 SW 67th Avenue Tigard, OR 97223 LOCATION: 11700 SW 67th Avenue; WCTM 1 S136DD, Tax Lot 4000. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 1 OF 23 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. The applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. 2. Provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. 3. Provide legal documentation in the form of a deed, crossover easement or contract that allows joint access from the northern property (1S136DD-03900) to the subject property (1 S136DD-04000). 4. Provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle, all trees must be planted at a 2%- inch minimum. 5. Provide a plan showing one (1) parking lot tree for the proposed nine (9) parking stalls and screen the parking area from adjoining properties to the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. 6. Submit a plan showing the existing garage, it's square footage and the amount of square footage that will be used for storing mixed solid waste and recyclables. 7. Provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. 8. Provide a plan that shows the bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. 9. Provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. 10. Provide evidence that no hedge, or planting is between three (3) and eight (8) feet within the 30-foot visual clearance triangle on either side of the access drive. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. Prior to final building inspection, the applicant shall pay funds to the City for the future signalization of 72nu Avenue/Dartmouth Street in the amount of $8,545.00. 12. Prior to final building inspection, the applicant shall pay funds to the City for the future signalization of 68 Parkway/Dartmouth Street in the amount of $11,733.00. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 2 OF 23 SECTION III. BACKGROUND INFORMATION Site History Staff conducted a search of City records for the address (11700 SW 67th). Based on this search, staff found a Site Development Review approval had been granted to change the use from a residence to a commercial office in 1992 (SDR92-0017). No other land use cases associated with the subject property could be found. Vicinity Information: The subject site is located on the east side of SW 67th Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The property to the north and east are developed with existing commercial businesses. Site Information and Proposal Description: The site currently has an existing structure that was converted from a residence to a commercial office in 1992. The applicant is proposing to convert the existing office use in the Tigard Triangle to a daycare center. The property is located at 11700 SW 67`h Avenue; WCTM 1S136DD, Tax Lot 4000. 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. Tigard Triangle Design Standards (18.620) Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening C. Applicable Development Code Standards 18. 705 Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) D. Specific DR Approval Criteria 18.360 E. Street and Utility Improvement Standards 18.810 F. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed Use Employment. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 3 OF 23 Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Subject site ZONE Minimum Lot Size None 12,337 sq.ft. -Detached unit -Boarding, lodging, rooming house Minimum Lot Width 50 ft. 120 ft. Minimum Setbacks -Front yard 0 ft. 27 ft. -Side facing street on corner&through lots[1] 0 ft. - -Side yard 0/20 ft. 5 ft. -Side or rear yard abutting more restrictive zoning district [3] -Rear yard 0/20 ft. 44 ft. - Distance between front of garage & property line abutting a public or [3] private street. Maximum Height 45 ft. >45 ft. Maximum Site Coverage[2] 85% >85% Minimum Landscape Requirement 15% <15 % As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the Site Development Review criteria have been satisfied. B. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. NOTICE OF TYPE II DECISION SDR2002-00005ISOURCE ONE DAYCARE CENTER PAGE 4 OF 23 Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The subject site meets the design option. There is approximately 504 feet between SW Baylor and SW Clinton Street, and sidewalks are provided from the subject site to SW Baylor Street at a distance of 200 feet. Therefore, this standard is met. FINDING: Because the proposal meets the design option, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. SW 67th Avenue is not a Major or Minor Arterial, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposal involves an existing structure that is greater than 10 feet from the property line, therefore, this standard can not be met. The development will, however, be considered non- conforming in that no addition or expansion may occur which does not decrease the non- conformity of the structure, according to Section 18.760.040.B (Nonconforming use of structures) of the Tigard Development Code. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. NOTICE OF TYPE II DECISION SDR2002-00005ISOURCE ONE DAYCARE CENTER PAGE 5 OF 23 The applicant's site plan shows a pedestrian path between the front entrance of the building to the sidewalk of SW 67 Avenue. Therefore, this standard has been met. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's site plan shows a walkway connection from the building entrance to SW 67th Ave. However, Staff cannot determine the width of the proposed wakway. Therefore, the applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. Parking location and landscape design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. The parking lot is located within the side yard of the existing building. Therefore, this standard has been met. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. Because the building is outside the 0-10 foot building setback and is pre-existing, this standard does not apply. However, the applicant's narrative indicates that the subject building will meet this criterion. Building facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 6 OF 23 The applicant states in the narrative and shows on the plans that a covered patio accesses the main entrance to the building. Therefore, this criterion has been met. Building materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. According to the narrative, the building has 7 feet of exposed foundation, which has been proposed to be covered in order to meet this standard. However, the applicant has not proposed the building material type that will be used to meet the standard. Therefore, the applicant is required to provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The existing building does not have a false front or false roof and none is proposed, therefore, this standard is satisfied. Roof-mounted equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has indicated that the building will have no roof mounted equipment. Therefore, this standard does not apply. SSiign�s: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not formally applied for sign permits. Signs must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Compliance with sign standards will be reviewed at that time. A sign permit must be obtained for any sign located on the property. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 7 OF 23 Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards is discussed further in this decision. FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. CONDITIONS: The applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. Provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. C. GENERAL APPROVAL CRITERIA FOR SITE DEVELOPMENT REVIEW: The Site Development Review approval standards require that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these sections has been reviewed within this report. Access, Egress and Circulation: Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 8 OF 23 The applicant has provided plans showing access, egress and circulation. Therefore, this standard has been met. 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. The applicant has proposed joint access with the parcel to the north in order to access two (2) existing parking stalls. Therefore, the applicant is required to provide legal documentation in the form of a deed; crossover easement or contract that allows joint access from the northern property (1S136DD-03900) to the subject property (1S136DD-04000). Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The subject site takes access from SW 67th Avenue, which is a public street. Therefore, this standard is satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The site has an existing access drive constructed out of concrete. The width of the driveway approach is approximately 30 feet. Therefore, this standard is satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; This standard has been addressed previously in this decision as part of the Tigard Triangle Design Standards compliance review. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 9 OF 23 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The proposed walkway will extend from the front entrance between the handicap-parking stall to the south and the landscaped area in front of the building. The proposed walkway does not cross any vehicle access or parking lot. 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 plans indicate the walkway will be paved with concrete and striped. 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 less than 100 parking spaces is 30 feet 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 developed with a 9-stall parking lot. The access is approximately 30 feet wide and paved. The parking area is 20 feet from the main entrance. Therefore, this standard has been satisfied. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The subject site's access is for two-way traffic. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION:Provide legal documentation in the form of a deed, crossover easement or contract that allows joint access from the northern property (1S136DD-03900) to the subject property (1S136DD-04000). Landscaping and Screeningy 18.745) Street Trees: Section 18.745.040 states that all development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with Section 18.745.040.C. The property has approximately 130 feet of frontage on SW 67th Ave. The applicant has indicated within the narrative that street trees will be planted. However, type, size and location have not been addressed. Therefore, the applicant will be required to provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle, all trees must be planted at a 21/2-inch minimum. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 10 OF 23 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 applicant is required to provide one (1) parking lot tree for every seven spaces. According to the site plan, no parking lot trees exist and the proposed parking area is not screened from adjoining properties to the east or the south. Therefore, the applicant is required to Provide a plan showing one (1) parking lot tree for the proposed nine (9) parking stalls and screen the parking area from adjoining properties to the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. Wheel guards will be addressed under Section 18.765.040.J. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITIONS: Provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle, all trees must be planted at a 2%2-inch minimum. ♦ Provide a plan showing one (1) parking lot tree for the proposed nine (9) parking stalls and screen the parking area from adjoining properties tot the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. Mixed Solid Waste and Recyclable 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 ick-u 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's narrative indicates that the Minimum Standards Method will be used in order to meet the mixed solid waste and recyclable storage criteria by locating the storage area within an existing garage. According to Minimum Standards, non-residential buildings shall provide a minimum storage area of ten (10) square feet, plus four (4) square feet for every 1,000 square feet of gross floor area (GFA). The narrative does not however, indicate square footage of the NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 11 OF 23 garage area and the site plan does not show an existing garage. Therefore, the applicant is required to submit a plan showing the existing garage, its square footage and the amount of square feet that will be used for storing mixed solid waste and recyclables. 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 applicant has proposed to store all waste and recyclable storage within the existing garage of the subject building. Therefore, no pedestrian or vehicular traffic will be obstructed and compliance with building and fire code requirements will be reviewed at the time of building permit. Therefore, this standard has been satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has proposed to store all waste and recyclable storage within the existing garage of the subject building. Therefore, this standard does not apply. FINDING: Based on the analysis above, the applicant has not met the Mixed Solid Waste and Recyclable Storage standards. CONDITION: Submit a plan showing the existing garage, it's square footage and the amount of square footage that will be used for storing mixed solid waste and recyclables. 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 nine (9)-parking stalls, which will all be located onsite. Therefore, this standard is satisfied. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 12 OF 23 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 subject 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 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 project is not considered a mixed-use project. 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 residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot will not exceed 20 long-term parking spaces. 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 applicant is required to provide 6 parking stalls for customer parking. According to the State of Oregon Uniform Building Code and federal standards, a parking tot with 1-25 parking stalls is required to provide 1 stall that is ADA accessible. The site plan indicates 2 ADA accessible parking stalls located onsite. The stalls meet the minimum dimensional standards of a 9-foot stall with an 8-foot striped access. Therefore, this criterion has been satisfied. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 13 OF 23 Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow- moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. 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 spaces to be clearly marked with striping. There is only one access to the main parking of the lot, which does not include interior drives or access aisles. Therefore, no signs showing the direction of vehicular or pedestrian flow are needed. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has not addressed wheel stops in the narrative and the site plan does not provide wheel stops for the parking stalls on the boundary of the parking lot. Therefore, the applicant is required to provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. According to the applicant's site plan, the site is developed with nine (9) parking stalls, four (4) of, which are compact stalls, two (2) are ADA accessible and three (3) are standard stalls. All of the stalls meet minimum dimensions for standard and compact and ADA parking stalls. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 14 OF 23 Therefore, this criterion 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. The proposed bicycle parking rack is located approximately 15 feet from the main entrance on the existing covered patio. The bicycle rack will be visible from the street. Therefore, this standard has been satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, the applicant will be required to provide a plan that shows the 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. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a Daycare use is 1.5 spaces per classroom. The applicant has indicated that the proposed daycare will consist of 4-classrooms, which would require 6 bicycle-parking stalls. However, the applicant has not provided information on the number of bicycles the proposed rack will hold. Therefore, the applicant is required to provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for a Daycare use is 2.0 spaces per classroom. Based on a 4-classroom daycare, the applicant is required to provide a minimum of 8 parking stalls and a maximum of 11 parking stalls. The site is currently developed with 9-parking stalls. Therefore, this standard is satisfied. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 15 OF 23 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 subject site is developed with a 2,548-square foot building. The applicant's request is to change the use from office to daycare, which will not receive material or merchandise. Therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. • Provide a plan that shows the bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. • Provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. 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 have been proposed to be removed as part of this application. 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. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 16 OF 23 • The plans submitted show landscaping within the visual clearance triangle. However, Staff cannot determine whether or not the existing landscaping obstructs the visual clearance triangle. Therefore, the applicant is required to provide evidence that no hedge or planting is between three (3) and eight (8) feet within the 30-foot visual clearance triangle on either side of the access drive. FINDING: Based on the analysis above, the Visual Clearance standards have not been met. CONDITION: Provide evidence that no hedge, or planting is between three (3) and eight (8) feet within the 30-foot visual clearance triangle on either side of the access drive. D. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. According to the applicant, the existing structure is to be remodeled, which 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 abutting parcel to the north is developed with a building that is approximately 61 feet away thus providing adequate light, air circulation, and fire-fighting access. Tree retention is discussed under Chapter 18.790 (Tree Removal) of this decision. 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. The applicant has indicated that security measures are addressed with the existing building. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 17 OF 23 Windows have unobstructed views, the mailbox is shared in a well lit area and the building is equipped with floodlights and motion sensor lights. Therefore, this criterion has been satisfied. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall adjacent 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 67th Avenue, 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 (MUE) Mixed Use Employment Zoning District has been addressed earlier in this decision under Section 18.520.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have been met. E. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 67th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW east of the centerline, according to the most recent tax assessor's map. No further ROW dedications are necessary. SW 67th Avenue was recently improved as a part of the Source One Network project on the adjacent site to the north. No further improvements are necessary. 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. A concrete sidewalk exists across the frontage of this site. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 18 OF 23 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 8-inch public sewer line in SW 67th Avenue that currently serves this site. No further sewer improvements are needed. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). No existing upstream public drainageways affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). This site is presently developed with paved parking. No additional onsite improvements that would result in additional impervious areas is proposed. Therefore, no additional onsite storm drainage improvements are necessary. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 67th Avenue is not classified as a bike facility. 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. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 19 OF 23 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. 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. The overhead utility lines along SW 67th Avenue, adjacent to this site, were placed under ground as a part of the Source One Network project. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was prepared by NWS Traffic Engineering to identify the traffic impact to three critical intersections in the vicinity: 68 Parkway/Atlanta Street, 72" Avenue/Dartmouth Street, and 68 h Parkway/Dartmouth Street. The latter twp intersections are currently failing, but Staff was not sure about the level of service (LOS) of 68t Parkway/Atlanta Street. NWS found that with the addition of the site-generated trips, the LOS of this intersection will remain at LOS D or better, which is acceptable. The other two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established bgsed upon the impact from that development. That project had an impact of 1 .1% at SW 72n Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 20 OF 23 Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. NWS's report shows that this roject will generate approximately 9 net new PM peak hour trips to the intersection of SW 72" Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 1,917 vehicles, the project impact is approximately 0.47%. Therefore, based on simple proportions, the project contribution to this intersection is $8,545.00. Likewise, the NWS rep shows that the rojject will generate approximately 18 net new PM peak hour trips at the intersection of SW 68 Avenue/SW Dartmouth Street. NWS estimates a TEV of approximately 2,056 vehicles. The impact from this development is approximately 0.88%. Therefore, based on the same roportion used in the Babies R Us development, the project contribution to this intersection is $11, 733.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. The existing building is already served by that public water system. No further improvements are needed. 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. Since this project will not be adding additional impervious areas to the site, this section will not apply. 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. 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. No additional onsite grading is proposed. F. 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. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 21 OF 23 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 $7,975 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 $24,922 ($7,975 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $16,947. The cost of the improvements is expected to b $20,278, for the future signalization of SW 72r'd Avenue/SW Dartmouth Street and SW 68 Avenue/SW Dartmouth Street. Although the cost of the exaction's exceed the estimated value of the unmitigated impact, the exaction is roughly proportional, considering the payment is a proportionate share of needed signalization for the entire triangle. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department reviewed the plans and requests that the applicant submit a lighting plan for exterior in efforts to enhance crime prevention. The City of Tigard Advanced Planning Division reviewed the proposal and have no objections to it. The City of Tigard Operations Manager/Water Department has reviewed the proposal and has no objection to it. The City of Tigard Urban Forester has reviewed the proposal and offered the following comments: 1. Make sure street trees are from Tigard's Street Tree List. 2. Any construction that occurs (if any) must not adversely impact 3 Oregon White Oaks on neighboring properties. Tree protection devices must be installed. City of Tigard Property Manager has reviewed the proposal and has no objection to it. The City of Tigard Building Division has reviewed the proposal and have no objections to it. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: I have reviewed the submittal for the above named project and have the following comments: 1. The minimum required fire flow is 1500 gpm @ 20 psi . Prior to the issuance of building permits, documentation shall be provided that indicates the minimum fire flow is available at the required hydrants. (UFC Appendix III-A) 2. A minimum of 2 fire hydrants shall be provided for this development. Fire hydrants shall be installed so that no part of the structure is more than 250 feet from a fire hydrant. (UFC 903.4) NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 22 OF 23 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) SECTION IX. 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 MAY 14, 2002 AND EFFECTIVE ON MAY 30, 2002 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final 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 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 MAY 29, 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. �.i'w�� May 14, 2002 PREPA' " D c • -- r: ew :c -idegger DATE Assistant 'Tanner (:: ad May 14, 2002 APPROVED BY: Richard Bewersdorff DATE Planning Manager is\cu rpin\Mathew\sd r\sd r2002-00005.DEC NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 23 OF 23 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM - , VICINITY MAP IlW AWAY CT SDR2002-00005 _ II. I SOURCE ONE A ST �` 5.�,,. DAYCARE il t--1 AN illi.c.11 1 L BAYLOR ST 1111 1.1 'LI ,., gra • .,;_4gY1.4R5 FF.Rfj/� 1 ■ SO\\ EcAE� J �j !a -rill S.W.SOUTHVIEW ST. t" '�4/ \_....1 �s1 .t.d PI OM CO WE1 I j, r /` 9∎ , L 'Lis Q� ,1l 30N11"A) V1 j Yi ... CLINTIN - STF �oao.. "1"- �, II ��I kI Tlpard AEea Map~ co N ell.1 Is la• ' 0 100 200 300 400 Feet DARTMOUTH ST S.W. DOUGLAS ST. 1"∎320 feet J A SW DOUGLAS DR �, , .., City of Tigard / ., Infomtation on this map is for general location only and (L should W verified MAth the Development Servlcas Division. ' 1 ar O Hall 223 Tigard, (503)639.4171 3 •■ http:/Nnwo.ei.tigard.or.ua Community Development Plot date:Apr 15,2002;C:lmagic\MAGIC03.APR Pi • el r,,,,.....--- 0 " (7,2) A()0%\\- 0 },2.__:. \ / )I11VM3aIS_ _ , TI ,_` lDIMWOD ; --I a1S '. � m -, f 3... ,-- %) Z >J) a1S �� D 133)12 o )133a/dWtlb ' l alS ) Q 1JtldNOD 01111d 13213A0) (13 'bs 817S`Z) Z IDYdNOD DNIal1118 DNIISIX3 1711dNOD 331 HLVd O3Atld I 400 I N I o m V3HV SSVH9 O H z v m N Iv o a n o cz .4-----3N11 o 1> o — _. — - AlM3d021d m u,, ,T ,SZI z m x' n CITY OF TIGARD PLANNING DIVISION ak NOTICE OF TYPE II ( "E rgiO1 SITE•DEVELOPMENT REVIEWOON AMMO5 CITY Of TIOARD Community(Development s± VI/RC ONE DAYCARE DAYCARECENTER Shaping Better Community 120 DAYS = 8/6/2002 SECTION I. APPLICATION SUMMARY FILE NAME: SOURCE ONE DAYCARE CENTER CASE NO.: Site Development Review (SDR) SDR2002-00005 PROPOSAL: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. APPLICANT/ Philip and Rebecca Goold OWNER: 11670 SW 67th Avenue Tigard, OR 97223 LOCATION: 11700 SW 67th Avenue; WCTM 1 S136DD, Tax Lot 4000. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Ti and ,Cam [ �, Brett Director's designee has APPROVED the above Si Development R 1b - �+�" gdtttons of approval.roval. The pp g r r furl `dd atOrt, available at City findings and conclusions on.which;le decisibri'� 6 I�ar' r� Hall. THIS APPROVAL SHALL BE VALIDOOR118 MONTHS FROM THE EFFECTIVE DATE OF Tom': 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 MAY 14, 2002 AND BECOMES EFFECTIVE ON MAY 30, 2002 UNLESS AN APPEAL IS FILED. Aeaal: 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 MAY 29, 2002. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -�, cnr of ncneu,_____ ] i i i NMI" VICINITY MAP I�� '.—�,SDR2001-00005 �,II SOURCE ONE . r� mg A sT .r DAYCARE ill ST Mill LI rjj 161r_ II IN a RINT11111 E 0,1 C IN O I i �;. 11 �j il, •-..-- 2 gibli DARTMOUTH ST En •I�_, } _ l City of i 7- =7 • r v Onm i a ~ r,o 1 1 g K a l O_ T CC Z� R F m N m m __ > MI ,i��, 0, O N»Fl ( Z �� J .p" I n Ce . a 0 'N o 4\ l U It.. .'' ,6 a a - - - - -I 1 1 CITY OF TIGARD N' SDR2002-00005 SITE PLAN N SOURCE ONE DAYCARE CENTER (Map is not to scale) NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION ., SITE DEVELOPMENT REVIEW CITY TY Of TIGARD Community cDeve(opment Shaping Better Community DATE OF NOTICE: April 15, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00005 Type II Land Use Application FILE NAME: SOURCE ONE DAYCARE CENTER PROPOSAL: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 29, 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 MAY 9, 2002. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I II --1 CITY--1 7/ ..CITY of T ��f VICINITY MAP \ f - ::;2::;05 I _ II / r---ST 'w l l I DAYCARE 1 MI , Oti !PI;I _fin , - s.w.sounf w T. ; X11 ...- IF . .ST s __.i..t6".'/_S err.J. � 111111 I! R mf . I al 7 a N a loo ZOO WO 400 F.n DARTMOUTH ST i1II S.W. DOUGLAS sr. .yor //. ... City of Tigard Sik /wWMrA./MNIM�.w.,p�."M B.rvW.OiWlen II ._ > TWN.OR.M Li' Q. .■ (S031 OHM REQUEST FOR COMMENTS ���A i a Is REQUEST FOR COMMENTS CITYOrFTIGARD Community'Development Shaping Better Community DATE: April 15,2002 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division ! ,Y 0 C 2002 STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3111 Phone: (5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR1 2002-00005 SOURCE ONE DAYCARE CENTER REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 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. 1- Written comments provided below: Rec\)% ■ k Q\C:v\ " c/i %c( %(' v c AVOAC...e cX Wu (e) Art ( &ase provide thefolowing infom?ation)Name of Person(s) Commenting: *10* I Phone Number(s): X�Z . REQUEST FOR COMMENTS Can FTIOARD Community Development S(apingA(Better Community ✓ tA _ DATE: Aprill5,2002 `VT, . TO: Barbara Shields,Long Range Planning Manager _ ,/ c,-;r 1/ J vti FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 Phone: [503]639-4171/Fax: [503]684-1291 SITE DEVELOPMENT REVIEW MDR)2002-00005 SOURCE ONE DAYCARE CENTER REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 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: OpCease provide the following info tion)Name of Person(s) Commenting: I Phone Number(s): I 411.1k j 1 REQUEST FOR COMMENTS CITY OF IGARD Community(Development Shaping Better Community DATE: April 15,2002 RECEIVED PLANNING TO: Dennis Koellermeier,Operations Manager/Water Department APR 1 7 2002 CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x311) Phone: [5031639-4111/Fax: [5031684-7291 SITE DEVELOPMENT REVIEW ISDRI 2002-00005 .- SOURCE ONE DAYCARE CENTER REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 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: 0wf /IV/1'e ‘i ('lease provide tfie following information)Name of Person(s) Commenting: W I Phone Number(s): ,"Be( REQUEST FOR COMMENTS C,OF TIGARD Community Development S(aping A Better Community DATE: April 15,2002 RECEIVED PLANNING TO: Matt Stine,Urban Forester/Public Works Department APR 1 7 2002 CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x311) Phone: (5031 639-4111/Fax: (5031 684-1297 SITE DEVELOPMENT REVIEW(SDR)2002-00005 SOURCE ONE DAYCARE CENTER REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 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. XWritten comments provided below: Q /444- - S;t�k t i���i 4 Pko, $r, /Rr c/57, 0 I r ronrc7141cTror/ 7'/fAf ocC URS �G J Misr NO AD VPX( c-/ IMPACT 3 O oil w t lrT of k-S oA) ni/mHdn e/7✓'. .PRo i9EliZnks, 712 Er- P M toil( hE I «cs ('A ( ? (Please provide the forThwing information)Name of Person(s) Commenting: I Phone Number(s): I REQUEST FOR COMMENTS CITY OFTIGARD Community Development Shaping Better Community DATE: April 15,2002 RECEIVED PLANNING TO: I f john Roy,Property Manager/Public Works Department D 1 6 2002 FROM: +, City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 Phone: [5031 639-4111/Fax: 15031684-7291 SITE DEVELOPMENT REVIEW MDR)2002-00005 SOURCE ONE DAYCARE CENTER REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 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: (Please provide the farming information)Name of Person(s) Commenting: I Phone Number(s): I REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: April 15,2002 RECEIVED PLANNING TO: Daryl Tones,Senior Plans Examiner APR 1 7 2002 FROM: City of Tigard Planning Division CITY CF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 Phone: (5031 639-4111/Fax: [5031684-1297 SITE DEVELOPMENT REVIEW MDR)2002-00005 SOURCE ONE DAYCARE CENTER REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 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. cit Written comments provided below: Z,4r(r /7/ /V hz-, Q ,r-C - Z:6,1 1 iii./ 1 I t I / �O�CG mil f. (cP&ase provide the fotrowing information)Name of Person(s) Commenting .ate IPhone Number(s): REQUEST FOR COMMENTS CITY OFTIIGARD Community cDeve(opment Shaping A Better Community DATE: April 15,2002 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3171 Phone: (5031639-4171/Fax: (5031684-7291 SITE DEVELOPMENT REVIEW MDR)2002-00005 r SOURCE ONE DAYCARE CENTER REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 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: (Pt ase provide the fa-awing information)Name of Person(s) Commenting: I Phone Number(s): . CITY ' TIGARD REQUEST FOR CON :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS 1 �..-..-'4.;:___ FILE NOS.: .± p' 2, . - ,_` FILE NAME: ,_ 0 • di ..s....:,.:o_ CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central i/tast ['South ['West IZIProposal Descrip.in Library CIT Book CITY OFFICES g LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. ,7 POLICE DEPT./Jim Wolf,Crime Prevention Officer xBUILDING DIVISION/Gary Lampella,Building Official —ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer WATER DEPT./Dennis Koellermeier,Operations Mgr _CITY ADMINISTRATION/Cathy Wheatley,City Recorder JCPUBLIC WORKS/John Roy.Property Manager UBLIC WORKS/Matt Stine,Urban F.cgster I PLANNER–POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! C.D./Sherman Casper,Permit Coor . CUP re TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*A'TUALATIN VALLEY FIRE&RESCUE r _ 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,Deveepnery Services PO Box 369 PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG, Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris Mel Huie,Greenspaces Coordinator(CPA1ZOA) Larry French(Comp.Plan Amendments only) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * OR.DEPT.OF ENERGY(Powedines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division(Monopole Towers) 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 Brent Curtis(CPA) Lake Oswego,OR 97034 Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEC)) ODOT,REGION 1 * Anne LaMountain(IGA URB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator Phil Healy(IGANRB) David Knowles,Planning Bureau Dir Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(General apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer it'NZ,oioo r. 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims)ZCA)Ms is Portland,OR 97204 Doria Mateja(ZCA)MS 14 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.R/R _METRO AREA COMMUNICATIONS _AT&T CABLE _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Pmiect is Within Y.Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON _ QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Jeri Cella,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _ AT&T CABLE;nor,cvea441of9ewl Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 6960 SW Sandburg Street 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portland,OR 97232 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List 2.doc (Revised: 8-Mar-02) MAILING RECORDS 41 J L 1 AFFIDAVIT OF MAILING CITYOFTIOARD 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 of'tgardd;Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E3 NOTICE OF DECISION FOR: SDR2002-00005/SOURCE ONE DAYCARE CENTER ❑ 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 May 14,2002, and deposited in the United States Mail on May 14,2002, postage prepaid. (Person that PrepaTec(Notice STAr1(E. OAF OGON ) County offWashington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the / S day of - —) , , 2002. J ,ft. OFFICIAL SEAL `:,, °` DIANE M JELDERKS Ca4./t.e./'' NOTARY PUBLIC-OREGON N;;;,`,'' COMMISSION NO.326578 / /14 MY COMMISSION EXPIRES SEPT.07,2003 ' 1 t ' ' ' I : 1 I jL ' My Commission a � 7./7/ • EMIT: • i NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00005 CITYOF11OARC Community�Devefopment SOURCE ONE DAYCARE CENTER Shaping A Better Community 120 DAYS = 8/6/2002 SECTION I. APPLICATION SUMMARY FILE NAME: SOURCE ONE DAYCARE CENTER CASE NO.: Site Development Review (SDR) SDR2002-00005 PROPOSAL: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. APPLICANT/ Philip and Rebecca Goold OWNER: 11670 SW 67th Avenue Tigard, OR 97223 LOCATION: 11700 SW 67th Avenue; WCTM 15136DD, Tax Lot 4000. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 1 OF 23 • 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. The applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. 2. Provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. 3. Provide legal documentation in the form of a deed, crossover easement or contract that allows joint access from the northern property (1S136DD-03900) to the subject property (1 S136DD-04000). 4. Provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle, all trees must be planted at a 21/2- inch minimum. 5. Provide a plan showing one (1) parking lot tree for the proposed nine (9) parking stalls and screen the parking area from adjoining properties to the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. 6. Submit a plan showing the existing garage, it's square footage and the amount of square footage that will be used for storing mixed solid waste and recyclables. 7. Provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. 8. Provide a plan that shows the bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. 9. Provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. 10. Provide evidence that no hedge, or planting is between three (3) and eight (8) feet within the 30-foot visual clearance triangle on either side of the access drive. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11 . Prior to final building inspection, the applicant shall pay funds to the City for the future signalization of 72" Avenue/Dartmouth Street in the amount of $8,545.00. 12. Prior to final buildkng inspection, the applicant shall pay funds to the City for the future signalization of 68 Parkway/Dartmouth Street in the amount of $11 ,733.00. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 2 OF 23 SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the address (11700 SW 67th). Based on this search, staff found a Site Development Review approval had been granted to change the use from a residence to a commercial office in 1992 (SDR92-0017). No other land use cases associated with the subject property could be found. Vicinity Information: The subject site is located on the east side of SW 67th Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The property to the north and east are developed with existing commercial businesses. Site Information and Proposal Description: The site currently has an existing structure that was converted from a residence to a commercial office in 1992. The applicant is proposing to convert the existingg office use in the Tigard Triangle to a daycare center. The property is located at 11700 SW 67`h Avenue; WCTM 1 S136DD, Tax Lot 4000. 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. Tigard Triangle Design Standards (18.620) Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening C. Applicable Development Code Standards 18. 705 Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) D. Specific DR Approval Criteria 18.360 E. Street and Utility Improvement Standards 18.810 F. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed Use Employment. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 3 OF 23 Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Subject site ZONE Minimum Lot Size None 12,337 sq. ft. - Detached unit - Boarding, lodging, rooming house Minimum Lot Width 50 ft. 120 ft. Minimum Setbacks - Front yard 0 ft. 27 ft. - Side facing street on corner & through lots [1] 0 ft. - - Side yard 0/20 ft. 5 ft. - Side or rear yard abutting more restrictive zoning district [3] - Rear yard 0/20 ft. 44 ft. - Distance between front of garage & property line abutting a public or [3] private street. Maximum Height 45 ft. >45 ft. Maximum Site Coverage [2] 85% >85 % Minimum Landscape Requirement 15% <15 % As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the Site Development Review criteria have been satisfied. B. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 4 OF 23 Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The subject site meets the design option. There is approximately 504 feet between SW Baylor and SW Clinton Street, and sidewalks are provided from the subject site to SW Baylor Street at a distance of 200 feet. Therefore, this standard is met. FINDING: Because the proposal meets the design option, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. SW 67th Avenue is not a Major or Minor Arterial, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposal involves an existing structure that is greater than 10 feet from the property line, therefore, this standard can not be met. The development will, however, be considered non- conforming in that no addition or expansion may occur which does not decrease the non- conformity of the structure, according to Section 18.760.040.B (Nonconforming use of structures) of the Tigard Development Code. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 5 OF 23 The applicant's site plan shows a pedestrian path between the front entrance of the building to the sidewalk of SW 67 Avenue. Therefore, this standard has been met. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's site plan shows a walkway connection from the building entrance to SW 67th Ave. However, Staff cannot determine the width of the proposed walkway. Therefore, the applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. Parking location and landscape design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. The parking lot is located within the side yard of the existing building. Therefore, this standard has been met. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. Because the building is outside the 0-10 foot building setback and is pre-existing, this standard does not apply. However, the applicant's narrative indicates that the subject building will meet this criterion. Building facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 6 OF 23 The applicant states in the narrative and shows on the plans that a covered patio accesses the main entrance to the building. Therefore, this criterion has been met. Building materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. According to the narrative, the building has 7 feet of exposed foundation, which has been proposed to be covered in order to meet this standard. However, the applicant has not proposed the building material type that will be used to meet the standard. Therefore, the applicant is required to provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The existing building does not have a false front or false roof and none is proposed, therefore, this standard is satisfied. Roof-mounted equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has indicated that the building will have no roof mounted equipment. Therefore, this standard does not apply. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not formally applied for sign permits. Signs must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Compliance with sign standards will be reviewed at that time. A sign permit must be obtained for any sign located on the property. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 7 OF 23 Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards is discussed further in this decision. FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. CONDITIONS: The applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. Provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. C. GENERAL APPROVAL CRITERIA FOR SITE DEVELOPMENT REVIEW: The Site Development Review approval standards require that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these sections has been reviewed within this report. Access, Egress and Circulation: Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 8 OF 23 The applicant has provided plans showing access, egress and circulation. Therefore, this standard has been met. 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. The applicant has proposed joint access with the parcel to the north in order to access two (2) existing parking stalls. Therefore, the applicant is required to provide legal documentation in the form of a deed; crossover easement or contract that allows joint access from the northern property (1S136DD-03900) to the subject property (1S136DD-04000). Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The subject site takes access from SW 67th Avenue, which is a public street. Therefore, this standard is satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The site has an existing access drive constructed out of concrete. The width of the driveway approach is approximately 30 feet. Therefore, this standard is satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; This standard has been addressed previously in this decision as part of the Tigard Triangle Design Standards compliance review. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 9 OF 23 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The proposed walkway will extend from the front entrance between the handicap-parking stall to the south and the landscaped area in front of the building. The proposed walkway does not cross any vehicle access or parking lot. 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 plans indicate the walkway will be paved with concrete and striped. 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 less than 100 parking spaces is 30 feet 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 developed with a 9-stall parking lot. The access is approximately 30 feet wide and paved. The parking area is 20 feet from the main entrance. Therefore, this standard has been satisfied. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The subject site's access is for two-way traffic. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITION:Provide legal documentation in the form of a deed, crossover easement or contract that allows joint access from the northern property (1S136DD-03900) to the subject property (1 S136DD-04000). Landscaping and Screening (18.745) Street Trees: Section 18.74 .040 states that all development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with Section 18.745.040.C. The property has approximately 130 feet of frontage on SW 67th Ave. The applicant has indicated within the narrative that street trees will be planted. However, type, size and location have not been addressed. Therefore, the applicant will be required to provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle, all trees must be planted at a 21/2-inch minimum. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 10 OF 23 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 applicant is required to provide one (1) parking lot tree for every seven spaces. According to the site plan, no parking lot trees exist and the proposed parking area is not screened from adjoining properties to the east or the south. Therefore, the applicant is required to Provide a plan showing one (1) parking lot tree for the proposed nine (9) parking stalls and screen the parking area from adjoinin g properties to the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. Wheel guards will be addressed under Section 18.765.040.J. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITIONS: Provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle, all trees must be planted at a 21/2-inch minimum. ♦ Provide a plan showing one (1) parking lot tree for the proposed nine (9) parking stalls and screen the parking area from adjoining properties tot the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. Mixed Solid Waste and Recyclable 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 ick-u 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's narrative indicates that the Minimum Standards Method will be used in order to meet the mixed solid waste and recyclable storage criteria by locating the storage area within an existing garage. According to Minimum Standards, non-residential buildings shall provide a minimum storage area of ten (10) square feet, plus four (4) square feet for every 1,000 square feet of gross floor area (GFA). The narrative does not however, indicate square footage of the NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 11 OF 23 garage area and the site plan does not show an existing garage. Therefore, the applicant is required to submit a plan showing the existing garage, its square footage and the amount of square feet that will be used for storing mixed solid waste and recyclables. 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 applicant has proposed to store all waste and recyclable storage within the existing garage of the subject building. Therefore, no pedestrian or vehicular traffic will be obstructed and compliance with building and fire code requirements will be reviewed at the time of building permit. Therefore, this standard has been satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has proposed to store all waste and recyclable storage within the existing garage of the subject building. Therefore, this standard does not apply. FINDING: Based on the analysis above, the applicant has not met the Mixed Solid Waste and Recyclable Storage standards. CONDITION: Submit a plan showing the existing garage, it's square footage and the amount of square footage that will be used for storing mixed solid waste and recyclables. 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 nine (9)-parking stalls, which will all be located onsite. Therefore, this standard is satisfied. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 12 OF 23 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 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 project is not considered a mixed-use project. 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 residential use. Therefore, this standard does not apply. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot will not exceed 20 long-term parking spaces. 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 applicant is required to provide 6 parking stalls for customer parking. According to the State of Oregon Uniform Building Code and federal standards, a parking lot with 1-25 parking stalls is required to provide 1 stall that is ADA accessible. The site plan indicates 2 ADA accessible parking stalls located onsite. The stalls meet the minimum dimensional standards of a 9-foot stall with an 8-foot striped access. Therefore, this criterion has been satisfied. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 13 OF 23 Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow- moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. 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 spaces to be clearly marked with striping. There is only one access to the main parking of the lot, which does not include interior drives or access aisles. Therefore, no signs showing the direction of vehicular or pedestrian flow are needed. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has not addressed wheel stops in the narrative and the site plan does not provide wheel stops for the parking stalls on the boundary of the parking lot. Therefore, the applicant is required to provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. According to the applicant's site plan, the site is developed with nine (9) parking stalls, four (4) of, which are compact stalls, two (2) are ADA accessible and three (3) are standard stalls. All of the stalls meet minimum dimensions for standard and compact and ADA parking stalls. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 14 OF 23 Therefore, this criterion 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. The proposed bicycle parking rack is located approximately 15 feet from the main entrance on the existing covered patio. The bicycle rack will be visible from the street. Therefore, this standard has been satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design rec)uirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, the applicant will be required to provide a plan that shows the 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. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a Daycare use is 1 .5 spaces per classroom. The applicant has indicated that the proposed daycare will consist of 4-classrooms, which would require 6 bicycle-parking stalls. However, the applicant has not provided information on the number of bicycles the proposed rack will hold. Therefore, the applicant is required to provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for a Daycare use is 2.0 spaces per classroom. Based on a 4-classroom daycare, the applicant is required to provide a minimum of 8 parking stalls and a maximum of 11 parking stalls. The site is currently developed with 9-parking stalls. Therefore, this standard is satisfied. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 15 OF 23 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 subject site is developed with a 2,548-square foot building. The applicant's request is to change the use from office to daycare, which will not receive material or merchandise. Therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. • Provide a plan that shows the bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. • Provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. 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 have been proposed to be removed as part of this application. 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. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 16 OF 23 The plans submitted show landscaping within the visual clearance triangle. However, Staff cannot determine whether or not the existing landscaping obstructs the visual clearance triangle. Therefore, the applicant is required to provide evidence that no hedge or planting is between three (3) and eight (8) feet within the 30-foot visual clearance triangle on either side of the access drive. FINDING: Based on the analysis above, the Visual Clearance standards have not been met. CONDITION: Provide evidence that no hedge, or planting is between three (3) and eight (8) feet within the 30-foot visual clearance triangle on either side of the access drive. D. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. According to the applicant, the existing structure is to be remodeled, which 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 abutting parcel to the north is developed with a building that is approximately 61 feet away thus providing adequate light, air circulation, and fire-fighting access. Tree retention is discussed under Chapter 18.790 (Tree Removal) of this decision. 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. The applicant has indicated that security measures are addressed with the existing building. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 17 OF 23 Windows have unobstructed views, the mailbox is shared in a well lit area and the building is equipped with floodlights and motion sensor lights. Therefore, this criterion has been satisfied. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW 67th Avenue, 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 (MUE) Mixed Use Employment Zoning District has been addressed earlier in this decision under Section 18.520.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have been met. E. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 67th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW east of the centerline, according to the most recent tax assessor's map. No further ROW dedications are necessary. SW 67th Avenue was recently improved as a part of the Source One Network project on the adjacent site to the north. No further improvements are necessary. 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. A concrete sidewalk exists across the frontage of this site. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 18 OF 23 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 8-inch public sewer line in SW 67th Avenue that currently serves this site. No further sewer improvements are needed. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). No existing upstream public drainageways affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). This site is presently developed with paved parking. No additional onsite improvements that would result in additional impervious areas is proposed. Therefore, no additional onsite storm drainage improvements are necessary. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 67th Avenue is not classified as a bike facility. 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. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 19 OF 23 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,excep-t for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric Tines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to 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. The overhead utility lines along SW 67th Avenue, adjacent to this site, were placed under ground as a part of the Source One Network project. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was prepared by NWS Traffic Engineering to identify the traffic impact to three critical intersections in the vicinity: 68 Parkway/Atlanta Street, 72n Avenue/Dartmouth Street, and 68 h Parkway/Dartmouth Street. The latter tws) intersections are currently failing, but Staff was not sure about the level of service (LOS) of 68' Parkway/Atlanta Street. NWS found that with the addition of the site-generated trips, the LOS of this intersection will remain at LOS D or better, which is acceptable. The other two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established bRsed upon the impact from that development. That project had an impact of 1.1% at SW 72n Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 20 OF 23 Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. NWS's report shows that this project willd generate approximately 9 net new PM peak hour trips to the intersection of SW 72n Avenue/SWpDartmouth Street. With a total entering volume (TEV) of 1,917 vehicles, the project impact is approximately 0.47%. Therefore, based on simple proportions, the project contribution to this intersection is $8,545.00. Likewise, the NWS report shows that the rojject will generate approximately 18 net new PM peak hour trips at the intersection of SW 68' Avenue/SW Dartmouth Street. NWS estimates a TEV of approximately 2,056 vehicles. The impact from this development is approximately 0.88%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is 11,733.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. The existing building is already served by that public water system. No further improvements are needed. 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. Since this project will not be adding additional impervious areas to the site, this section will not apply. 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 from the City prior to construction. This permit will be issued along with the site and/or building permit. No additional onsite grading is proposed. F. 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. NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 21 OF 23 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 $7,975 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 $24,922 ($7,975 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $16,947. The cost of the improvements is expected to b $20,278, for the future signalization of SW 72nd Avenue/SW Dartmouth Street and SW 68 Avenue/SW Dartmouth Street. Although the cost of the exaction's exceed the estimated value of the unmitigated impact, the exaction is roughly proportional, considering the payment is a proportionate share of needed signalization for the entire triangle. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department reviewed the plans and requests that the applicant submit a lighting plan for exterior in efforts to enhance crime prevention. The City of Tigard Advanced Planning Division reviewed the proposal and have no objections to it. The City of Tigard Operations Manager/Water Department has reviewed the proposal and has no objection to it. The City of Tigard Urban Forester has reviewed the proposal and offered the following comments: 1 . Make sure street trees are from Tigard's Street Tree List. 2. Any construction that occurs (if any) must not adversely impact 3 Oregon White Oaks on neighboring properties. Tree protection devices must be installed. City of Tigard Property Manager has reviewed the proposal and has no objection to it. The City of Tigard Building Division has reviewed the proposal and have no objections to it. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: I have reviewed the submittal for the above named project and have the following comments: 1. The minimum required fire flow is 1500 gpm 20 psi . Prior to the issuance of building permits, documentation shall be provided that indicates the minimum fire flow is available at the required hydrants. (UFC Appendix III-A) 2. A minimum of 2 fire hydrants shall be provided for this development. Fire hydrants shall be installed so that no part of the structure is more than 250 feet from a fire hydrant. (UFC 903.4) NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 22 OF 23 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901 .4.3) SECTION IX. 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 MAY 14, 2002 AND EFFECTIVE ON MAY 30, 2002 UNLESS AN APPEAL IS FILED. Areal: The Director's Decision is final 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 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 MAY 29, 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 . , , _ May 14, 2002 PREPA' D zY alribinT=c -idegger DATE Assistant 'lanner L — - C/- May 14, 2002 APPROVED BY: Richard Bewersdorff DATE Planning Manager i:\curpin\Mathew\sdr\sdr2002-00005.DEC NOTICE OF TYPE II DECISION SDR2002-00005/SOURCE ONE DAYCARE CENTER PAGE 23 OF 23 I CITY of TIGARD ‘ \'.\\ *.r. / w GEOGRAPHIC INFORMATION SYSTEM cn VICINITY MAP w._, SDR2002-00005 i I SOURCE ONE A ST S.w. DAYCARE H 11 ilif Al ii,1 1 BAYLOR ST I I ,., itpcon > ' W Q ,„ 4'1,,n----■ 4..i II III 7 -� S.W.SOUTHVIEW -gT ti: '' :::::::ERR Mir\ u2 zt r. ...1111 L... �� / .. HONDA ..>_ ST m , ae CLINTON O giE _WRNAM RD I r0 4.I r` a .,------ Tigard Area Map r 1 [1 11111 ii I i- - 2 N c„osI 0 100 200 300 400 Feet I S.W. DOUGLAS ST. 7'=320 feet . ,DARTMOUTH ST 1---) Mil (-SW DOUGLAS DR 4,1' , ,, .. • City of Tigard Information on this map Is for general location only and 1.1.1 ■W should be verified with the Development Services Division. > ¢■ 111111 13125 SW Hall Blvd ..161] Tigard,OR 97223 (503)639-4171 http://whw.ci.tigard.or.us Community Development Plot date:Apr 15,2002;C:lmagic\MAGIC03.APR v g c "4' /a. —< -- --- -----7--,.7-- --it-1-N \ C3 i 11:6---- 0 j,-.3 c2N. . z-v)0 f at\ PI Q 0 7 Xl / VM3aIS 1 DIMWOD II a1S � '� r7 ti / _ v v ZL;) a1S . ��` _ � - D - - - - -- - �3ais _ )1334/dWVa \\ • a1S I C3 13VdW03 011t/d Na33'0) (•:j 'bs 81751) Z 1311dW03 9NIalIl8 9NIISIX3 1311dW03 33 I Hltld a3AVd I ,001 cet 0 I pz m V32IV SSVHI9 o 'v " z IT! 1., I v 0 n N n °o �----3 N Il 3, °c �-- -- --- — — — 111213d021d m ,SZ I z m ry CITY OF TIGARD PLANNING DIVISION EXULT TT Phillip Goold SDR2002-00005 11700 SW 67th Avenue SOURCE ONE DAYCARE CENTER • Tigard, OR 97223 Phillip A. & Rebecca J. Goold 41 Churchill Downs Lake Oswego, OR 97035 AFFIDAVIT OF MAILING .�II CITY OF TIGARD Community Development Shaping Better Community I, Patricia L. Luns{ord being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of'Tigar , Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2002-00005/SOURCE ONE DAYCARE CENTER ❑ 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 May 14,2002, and deposited in the United States Mail on May 14,2002, postage prepaid. (L;_Ji, Gea , , .17tf'? /id (Person that Prepared Notice) STA`1e; of oEGoN ) County of_Was Washington )ss. City of 2igard ) Subscribed and sworn/affirmed before me on the -S/ day of , 2002. I ..-- , y OFFICIAL SEAL __«__, 1 ^; 1"' DIANE M JELDERKS L , .' NOTARY PUBLIC-OREGON ` COMMISSION NO.326578 / // MY COMMISSION EXPIRES SEPT.07,2003 4 4 / , u t> �..l_._.._ . n___ ' I ,-' ' ' II I I ' EvI ' My Commission Expies( • EXHF. r NOTICE OF TYPE II DECISION 44. SITE DEVELOPMENT REVIEW (SDR) 2002-00005 CITY OPnOARD Community cDeve(opment SOURCE ONE DAYCARE CENTER Shaping A Better Community 120 DAYS = 8/6/2002 SECTION I. APPLICATION SUMMARY FILE NAME: SOURCE ONE DAYCARE CENTER CASE NO.: Site Development Review (SDR) SDR2002-00005 PROPOSAL: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. APPLICANT/ Philip and Rebecca Goold OWNER: 11670 SW 67th Avenue Tigard, OR 97223 LOCATION: 11700 SW 67th Avenue; WCTM 1 S136DD, Tax Lot 4000. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above Site Development Review request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies 1 Final Decision: THIS DECISION IS FINAL ON MAY 14, 2002 AND BECOMES EFFECTIVE ON MAY 30, 2002 UNLESS AN APPEAL IS FILED. Aej: 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 MAY 29, 2002. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. W l .GARn 1///// VICINITY MAP J . SDR2002-0000S IP SOURCE ONE r� = A ST 1 �■ DAYCARE• IIIL1tIiI 'F , K ... . Tr,i1111iIE8J" ST Mr.. Ell ■ ® .. ilia oouw pARThgU,,,n �� l I J A 1 f I T I - I 7 = 4 ----------- n_ / i 1 3 I o O _ y c w- Y '-^, C (n x ,_ /1'9! ' n ___ v- I a O C� f I. i I I Z PD 0 I Z n ( _ J .o n. 06„ s I ce ce law / Q 0 H LL ic i p' I U r --,' 1 n n n zcVP ), o o i 3 3 1 , i i nt i CITY OF TIGARD 4 SDR2002.00005 SITE PLAN SOURCE ONE DAYCARE CENTER (Map Is not to scale) • 1S136DD-03100 1S136DD-03301 EXIIIr IT 3 BAURER ELDON F ESTATE OF& H RICK JANETTE ROOT GORDON C 1152 TROON 19935 SW CIPOLE RD E OS O,OR 97034 SHERWOOD,OR 97140 1 S 136D D-03800 1 S 136DD-03200 CASEY EDWARD L JR& LARSON IRVING L TRUSTEE CASEY PATRICK D BY JUDY L STROJNY BY COMMERCIAL REALTY MGMT GRP 555 CHESTERTOWN ST PO BOX 1898 GAITHERSBURG,MD 20878 CLACKAMAS,OR 97015 1 S 136 D D-01300 1 S 136D D-03290 ESLINGER BUILDERS INC L•'SON IRVI■ L TRUSTEE PMB 160 BY J 0 TROJNY 11575 SW PACIFIC HWY 555 • ERTOWN ST TIGARD,OR 97223 4 ITHERSBURG, MD 20878 1 S 136 D D-00800 1 S 136D D-01200 FAMILY BAPTIST CHURCH MATHEWS SEAN A 11585 SW 67TH 11600 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136 D D-04000 1 S 136D D-00700 GOOLD PHILIP A&REBECCA J MERCER ROSS L&VICKI L 41 CHURCHILL DOWNS BY HEALTH PHYSICS NORTHWEST LAKE OSWEGO,OR 97035 11535 SW 67TH TIGARD,OR 97223 1 136 D D-03900 1 S 136D D-00801 GO• S P- IP A&REBECCA J MERCER ROSS L&VICKI L 41 - d'. ILL DOWNS 11535 SW 67TH •KE OSWEGO,OR 97035 TIGARD,OR 97223 1 S 136DD-00200 15136DD-02700 GREEN JOSEPH W MILLER LAVIDA E PO BOX 759 6870 SW BAYLOR ST PORTLAND,OR 97207 TIGARD,OR 97223 1 S136DD-06100 1S136DD-02890 HOGG HARRIET L MOORE GLENN L AND SHARON L 6860 SW CLINTON 11710 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S136DD-03300 1 36DD-02800 HUG RICK L&JANETTE MO•=. G N L AND SHARON L 1152 SW TROON 1171' - AVE LAKE OSWEGO,OR 97034 ARD,OR 97 3 1 6D0-03300. 1S1E31CC0850 HUG ; &JANETTE OREGON STATE OF 115 ••ON (DEPT OF TRANS> •KE OSWEG•,OR 97034 9002 SE MCLOUGHLIN BLVD MILWAUKIE,OR 97222 1S1 E31 CC0860 1 S 136DD-05900 0'•GON S • E OF PN LL 2 (DEP ■- TRANS> 9665 LEN BLVD#115 901 E .LOUGHLIN BLVD VERTON,OR 97005 'ILWAUKIE, CR 1S1E31CCO270 1S 6DD-060 O GON ATE OF PNW #2 (DEP TRANS> 96 W EN BLVD#115 900 E OUGHLIN BLVD AVERTON,OR 97005 LWAUKIE,OR 1S1E31CCO260 1S136DD-0 .00 O'. GON ATE OF PN C#2 (DEP '•i TRANS> 966. ■ , LEN BLVD#115 90. SE M. OUGHLIN BLVD ' AVERTON,OR 97005 ••ILWAUKIE,OR 1 S1 E31 CCO240 136DD-053I s •'EGON ATE OF PN I' '#2 (DE'' G TRANS> 966 : A N BLVD#115 901 S k CLOUGHLIN BLVD ' AVERTON,OR 97005 LWAUKI•,OR 1 S1 E31 CCO250 1. 36DD-05400 O ON ATE OF PN ' .•2 (DEP TRANS> 966 : • EN BLVD#115 90 SE OUGHLIN BLVD : AVERTON,OR 97005 ILWAUKIE,OR 1 S 136DD-00301 1 136DD-077.• PETERS ALAN CRAIG PN •' #2 BY PHIL PETERS 966 • LEN BLVD#115 6430 SW ROUNDTREE CT ? AVERTO ,OR 97005 PORTLAND,OR 97219 1 136DD-00400 1 S 136DD-0370 PE RS '.0N CRAIG P PL 2 BY P • PETERS 966 ALLEN BLVD#115 64 d SW ' •UNDTREE CT AVER N,OR 97005 'ORTLAND,OR 97219 1S136DD-00500 1S 36DD-03501 PETERS PHILLIP M& PN ■• L '•2 JANE C TRUSTEES 966 -) ALLEN BLVD#115 6430 SW ROUNDTREE : AVERT• ,OR 97005 PORTLAND,OR 97219 151361M-03402 1 S 136DD-0340 PNWP LLC#2 PN #2 9665 SW ALLEN BLVD#115 966 LLEN BLVD#115 BEAVERTON,OR 97005 AVERTO ,OR 97005 S 136 DD-034.I 1 136D D-036 PN"•• #2 PN L #2 966 W • EN BLVD#115 9665 LEN BLVD#115 : AVERTON,OR 97005 AVERTON,OR 97005 1S136DD-041 0 P P #2 966 ALLEN BLVD#115 AVER N,OR 97005 1s136DD-01100 RHEE PYUNG NAI &SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1 S 136DD-02900 ROOT GORDON C& ROOT WILMA L& ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136DD-03001 •:•T GORDO & ROO IL , & ROOT J". K B 199 ; SWC '0LERD S ERWOOD,OR 97140 1 S136DD-03000 R OT GORDON & RO WILM & ROOTJ B 199 SWC LE RD S ERWOOD,OR 97140 1S136DD-02600 SMITH DEAN W& SMITH JO ANN MONDELLI TRS 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DD-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD,OR 97223 1 S 136DD-00900 VINCENT BRADFORD 10640 SW 72ND AVE TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: December 27, 2001 AFFIDAVIT OF MAILING CITY O II TIGARD Community(Development SknpingA Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of(Tigard, 'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) El NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2002-00005/SOURCE ONE DAYCARE CENTER ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked EXhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXhibit"B", and by reference made a part hereof, on April 15,2002, and deposited in the United States Mail on April 15,2002, postage prepaid. ��.(_�A / . A1 . ■ W! (1= n that 're aced N. ice) STAV(E, OF oEGON ) County of Washington )ss. City of igard ) 2 57_ Subscribed and sworn/affirmed before me on the :J( day of /i/V , 2002. OFFICIAL SEAL i wi DIANE M JELDERKS F ' NOTARY PUBLIC-OREGON "' COMMISSION N0.326578 NO ARY PUBLIC OF RE • MY COMMISSION EXPIRES SEPT.07,2003 � . .._...a... __M My Commission Expir 7 ` �3 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 `1 CITY O F I TIGARD Community(Development Shaping (Better Community DATE OF NOTICE: April 15, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00005 Type II Land Use Application FILE NAME: SOURCE ONE DAYCARE CENTER PROPOSAL: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 29, 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 MAY 9, 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." L_l_J , it I CITY of TIGARO VICINITY MAP ......- SDR2002-00005 SOURCE ONE I :, -, A ST / R. � � DAYCARE I, I ■ I ■ 'IiII _ jpri 'Y'-.:)..._L�t}r. 4-° T -11 ER B.W.SOUTINEW T. (-- _ -ELI ! ,1 it) 0 i V • IIIIIIieLJ I ..11lll._ m '■ r o loo xoa xao .m rw i1111, S.W. DOUGLAS ST. I,3x0M DARTMOUTH ST I -_ Wg0U04A.o. J Ell. City.6.r....r.q r r.w r....w4 r W lii 11x/—/''��\(].\\ .I.rr...w.w„ofo..w..w�..ln.o.rr�II <■ I I \ WIC OP 113x] ISC]I I]I.f]INI MO P.r-/x✓ww ci IgIrC a u. EXHP t 1 S 136 DD-03100 1 S 136D D-03301 BAURER ELDON F ESTATE OF& H RICK JANETTE ROOT GORDON C 1152 TROON 19935 SW CIPOLE RD E OS 0,OR 97034 SHERWOOD,OR 97140 1 S 136 D D-03800 1 S 136D D-03200 CASEY EDWARD L JR& LARSON IRVING L TRUSTEE CASEY PATRICK D BY JUDY L STROJNY BY COMMERCIAL REALTY MGMT GRP 555 CHESTERTOWN ST PO BOX 1898 GAITHERSBURG, MD 20878 CLACKAMAS,OR 97015 1 S 136D D-01300 1S 136 DD-03290 ESLINGER BUILDERS INC •'SON IRVI■ L TRUSTEE PMB 160 BY J•IY TROJNY 11575 SW PACIFIC HWY 555 ' ERTOWN ST TIGARD,OR 97223 'ITHERSBURG,MD 20878 1 S 1360D-00800 1 S 136 D D-01200 FAMILY BAPTIST CHURCH MATHEWS SEAN A 11585 SW 67TH 11600 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 151 360 D-04000 1S 136D D-00700 GOOLD PHILIP A&REBECCA J MERCER ROSS L&VICKI L 41 CHURCHILL DOWNS BY HEALTH PHYSICS NORTHWEST LAKE OSWEGO,OR 97035 11535 SW 67TH TIGARD,OR 97223 1 36DD-03900 - 1S136DD-00801 GO P IP A&REBECCA J MERCER ROSS L&VICKI L 41 ILL DOWNS 11535 SW 67TH KE OSWEGO,OR 97035 TIGARD,OR 97223 1 S 136DD-00200 1S 136DD-02700 GREEN JOSEPH W MILLER LAVIDA E PO BOX 759 6870 SW BAYLOR ST PORTLAND,OR 97207 TIGARD,OR 97223 1 S 136D D-06100 1 S 136DD-02890 HOGG HARRIET L MOORE GLENN L AND SHARON L 6860 SW CLINTON 11710 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136 DD-03300 1 36DD-02800 HUG RICK L&JANETTE MO• G - N L AND SHARON L 1152 SW TROON 11710 AVE LAKE OSWEGO,OR 97034 ARD,OR 97 3 1 60D-03300 1S1E31CC0850 HUG = . &JANETTE OREGON STATE OF 115 • •ON (DEPT OF TRANS> L•KE OSWEGI,OR 97034 9002 SE MCLOUGHLIN BLVD MILWAUKIE,OR 97222 1 S 1 E31 CC0860 1 S 136D D-05900 0'-GON S E OF PN LL 2 (DEP ∎' TRANS> 9665 LEN BLVD#115 901 E LOUGHLIN BLVD VERTON,OR 97005 'ILWAUKIE, eR 1S1E31CCO270 1S 6D0-060 O GON ATE OF PNW #2 (DEP TRANS> 96 W EN BLVD#115 900 E OUGHLIN BLVD AVERTON,OR 97005 LWAUKIE,OR 1S1E31CCO260 1$136DD-0 .00 • GON "ATE OF PN ,• C#2 (DEP ••1 TRANS> 966- 1 • LEN BLVD#115 901 SE M. OUGHLIN BLVD • AVERTON,OR 97005 ..ILWAUKIE,OR 1 S 1 E 31 CCO240 136D D-0531 •'EGON ATE OF RN 1' '#2 (DE•' C TRANS> 966 A N BLVD#115 901 S CLOUGHLIN BLVD • AVERTON,OR 97005 LWAUKI-,OR 1S1E31CCO250 1- 36DD-05400 O . ON ` ATE OF PN -°2 (DEP TRANS> 966 : - EN BLVD#115 90! SE M► OUGHLIN BLVD •AVERTON,OR 97005 ILWAUKIE,OR 1S136DD-00301 1 136DD-077S• PETERS ALAN CRAIG PN "#2 BY PHIL PETERS 966 • LEN BLVD#115 6430 SW ROUNDTREE CT - AVERTO ,OR 97005 PORTLAND,OR 97219 1 136 D D-00400 1 S 136D D-0370 1 PE RS •/•N CRAIG P PL '•2 BY P • PETERS 966 ALLEN BLVD#115 64 SW • •UNDTREE CT ' AVER •N,OR 97005 'ORTLAND,OR 97219 1S136DD-00500 is 36DD-0350' PETERS PHILLIP M& PN •' L ' •2 JANE C TRUSTEES 966 " 1 ALLEN BLVD#115 6430 SW ROUNDTREE : AVERTS ,OR 97005 PORTLAND,OR 97219 1 S 136DD-03402 1S 136DD-0340 PNWP LLC#2 PN #2 9665 SW ALLEN BLVD#115 966 LLEN BLVD#115 BEAVERTON,OR 97005 AVERTO ,OR 97005 S 136DD-034 1 1360D-036 PN #2 PN L #2 966 W EN BLVD#115 9665 LEN BLVD#115 AVERTON,OR 97005 VERTON,OR 97005 1S136DD-04110 P 4P #2 966 ALLEN BLVD#115 AVER •N,OR 97005 1 S 136DD-01100 RHEE PYUNG NAI&SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1S1360D-02900 ROOT GORDON C& ROOT WILMA L& ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136DD-03001 Cr GORDO ' & ROO IL • & ROOT J KB 199 ; SWC '•LERD ERWOOD,OR 97140 1S 136D D-03000 ReOT GORDON • & RO•' WILM• & ROOT J:' B 199 SWC '•LERD S ERWOOD,OR 97140 is 136 D D-02600 SMITH DEAN W& SMITH JO ANN MONDELLI TRS 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DD-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD,OR 97223 1St 36DD-00900 VINCENT BRADFORD 10640 SW 72ND AVE TIGARD,OR 97223 PHILLIP MOLD 11700 SW 67TH AVENUE TIGARD OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: December 27, 2001 ANIL CITY of TIGARD GEOG0.�0.0.1C IN F00.M�ilOM Sv51EM_ A ST AREA NOTIFIED (500') MM11111111 11M601100 MO 11 MMNfN (:011 woMINM IM1N11NIW t1M1MMN W �N..N.N FOR: Anita Dehaan 111O1MIN11 IM1M60OB17B/ IMM1M IMINIM Q °�`° °' RE: I S 136DD, 4000 1f1U1CCOt50 I„u /M1]sO10OW/ Property owner information \ 9O"""" g1111NIM is valid for 3 months from "S SD$N the date printed on this map. Q > 1MIO6oOO]MO0 \\\��\ Q 111131000150 if llfi MOM31N mu ounol 151350003800 p1f1111110 /i \ ON1U N 1$1111111 •muumuu] ' _ .8. S.W. SOUTHVIE IiMNNN1 WI311111113413 i '• I _1A 111261111111111 \C) > e I uM serves MM1111.N IMrMMN1 _ _ i- uo N D \\\ 1flE1c00115 0 50 100 150 200 Feet 11111011191 i 71O1NN1N to 1.=165 feet 2 7 A.11NIMIe1N ..... ]A i MI City of Ti ard Information on this map is for general location only and - no should be verified veth the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 http:/hwwv.ci.ligard.or.us Community Development Plot date: Feb 12,2002;C:lmagic\MAGIC03.APR • 1 S 136 D D-03100 1S13600-03301 BAURER ELDON F ESTATE OF& H • -ICK • JANETTE ROOT GORDON C 1152 TROON 19935 SW CIPOLE RD E OS 0,OR 97034 SHERWOOD,OR 97140 1 S136DD-03800 1 S136DD-03200 CASEY EDWARD L JR& LARSON IRVING L TRUSTEE CASEY PATRICK D BY JUDY L STROJNY BY COMMERCIAL REALTY MGMT GRP 555 CHESTERTOWN ST PO BOX 1898 GAITHERSBURG,MD 20878 CLACKAMAS,OR 97015 1 S 136 D D-01300 1 S 136 D D-03290 ESLINGER BUILDERS INC L• SON IRVI■ L TRUSTEE PMB 160 BYJ►UY TROJNY 11575 SW PACIFIC HWY 555 ' ERTOWN ST TIGARD, OR 97223 ITHERSBURG, MD 20878 1 S 136 D D-00800 1 S 13G D D-01200 FAMILY BAPTIST CHURCH MATHEWS SEAN A 11585 SW 67TH 11600 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136 D D-04000 1 S 136D D-00700 GOOLD PHILIP A& REBECCA J MERCER ROSS L&VICKI L 41 CHURCHILL DOWNS BY HEALTH PHYSICS NORTHWEST LAKE OSWEGO,OR 97035 11535 SW 67TH TIGARD,OR 97223 1 1360D-03900 1 S 136DD-00801 GO• ' P- IP A&REBECCA J MERCER ROSS L&VICKI L 41 - • . ILL DOWNS 11535 SW 67TH •KE OSWEGO,OR 97035 TIGARD,OR 97223 1 S 136 D D-00200 1 S 136 D D-02700 GREEN JOSEPH W MILLER LAVIDA E PO BOX 759 6870 SW BAYLOR ST PORTLAND,OR 97207 TIGARD,OR 97223 1513600-06100 1 5 13600-02890 HOGG HARRIET L MOORE GLENN L AND SHARON L 6860 SW CLINTON 11710 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136 D D-03300 1 36D0-02800 HUG RICK L&JANETTE MO•-' G " N L AND SHARON L 1152 SW TROON 11710 •- AVE LAKE OSWEGO, OR 97034 ARD,OR 97 3 1 600-03300 1 S 1 E31 CC0850 HUG - &JANETTE OREGON STATE OF 115 : '•ON (DEPT OF TRANS> L•KE OSWEG•,OR 97034 9002 SE MCLOUGHLIN BLVD MILWAUKIE,OR 97222 1 S1 E31 CC0860 1S136DD-05900 O'-GON S • E OF PN LL 2 (DEP v TRANS> 9665 LEN BLVD#115 901 E .LOUGHLIN BLVD VERTON,OR 97005 ILWAUKIE, •R 1S1E31CCO270 1S 60D-060 O GON ATE OF PNW #2 (DEP TRANS> 96 W EN BLVD#115 900 E OUGHLIN BLVD AVERTON,OR 97005 LWAUKIE, OR 1S1E31000260 15136130-0 .00 O GON ATE OF PN •' C#2 (DEP TRANS> 966. 1 • LEN BLVD#115 90 SE M OUGHLIN BLVD ' AVERTON,OR 97005 ILWAUKIE,OR 1 S 1 E31 CCO240 136DD-0531 s EGON ATE OF PN v' '#2 (DE TRANS> 966 ; A N BLVD#115 900 S CLOUGHLIN BLVD ' AVERTON,OR 97005 LWAUKI , OR 1 S 1 E31 CCO250 1 36DD-05400 O ON ATE OF PN • -•2 (DEP TRANS> 966 : EN BLVD#115 90 SE M OUGHLIN BLVD :"AVERTON,OR 97005 ILWAUKIE,OR 1 S 136 D D-00301 1 136D D-077 PETERS ALAN CRAIG PN •' #2 BY PHIL PETERS 966 • LEN BLVD#115 6430 SW ROUNDTREE CT ? AVERTO ,OR 97005 PORTLAND,OR 97219 1 136DD-00400 1S136DD-0370 PE RS •/•N CRAIG P P L 2 BY P • PETERS 966 ALLEN BLVD#115 64 : SW •UNDTREE CT AVER N,OR 97005 'ORTLAND,OR 97219 1S136DD-00500 1S 36DD-0350 PETERS PHILLIP M& PN L 2 JANE C TRUSTEES 966 ALLEN BLVD#115 6430 SW ROUNDTREE AVERT ,OR 97005 PORTLAND,OR 97219 1S13600-03402 1 S 136DD-0340 PNWP LLC#2 PN ' '#2 9665 SW ALLEN BLVD#115 966 • .LLEN BLVD#115 BEAVERTON,OR 97005 : AVERTO ,OR 97005 1.S 136 D D-034 1$136 D D-036 1 PN #2 PNt.' L '#2 966 W EN BLVD#115 9665 :n • LEN BLVD#115 AVERTON,OR 97005 :'AVERTON,OR 97005 I 1S136D0-041 0 P P #2 966 ALLEN BLVD#115 AVER N,OR 97005 1 S136D0-01100 RHEE PYUNG NAI &SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1 S 136DD-02900 ROOT GORDON C& ROOT WILMA L& ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136DD-03001 `ST GORDO ' & ROO IL • & ROOT J".KB 199 ; SW C -•LE RD S ERWOOD,OR 97140 is 136DD-03000 ReOT GORDON ' & RO•• WILM• & ROOT J:' B 199 SW C -•LE RD S ERWOOD,OR 97140 is 136 D D-02600 SMITH DEAN W& SMITH JO ANN MONDELLI TRS 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 is 136 D D-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD, OR 97223 is 136 D D-00900 VINCENT BRADFORD 10640 SW 72ND AVE TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: December 27, 2001 CITY OF TIGARD PLANNING RECEI Ati VED DEVELOPMENT DEPARTMENT RECE t7 �-� 4'l PLANNING DIVISION FEB 1 N 2002 CITY OF TIGARD Community Deveropment 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 CITY OF TIGARD SFaping yt Better Community PHONE: 503-639-4111 FAX: 503-684-1291(Attn: Patty or Shirley/Planning) REQUEST FOR=5OO4OQJ ]ILJIEffT1 OWNER MAILING` 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 INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): -- _ 151310-Db — 01ko 010 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: eU1 k,�II� PHONE: �3 � -�Q Z-0 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 * * sheets of labels x $2/sheet = $8.00 x 2_ sets = $16.00 3 sheet(s) of labels x $2/sheet = $ L,? x / sets = .L sheets of labels x $2/sheet for CIT area x sets = $ 4.00 / sheet(s) of labels x $2/sheet for CIT area = x / sets = SSi GENERATE LIST = $1110 04, GENERATE LIST = TOTAL = S3I.00 TOTAL = Siq • "11111111/ assessor . txt Assessor Information Tax Lot Number: 1S136DD04000 Property Address : 11700 SW 67TH AVE Mailing Information: GOOLD, PHILIP A & REBECCA J 41 CHURCHILL DOWNS LAKE OSWEGO L 97035 \A1 Assessor Taxlot Size : 0 . 29 (Acres) 1 Building Square Footage : 0 (Square Feet) Assessed Land Value : $137820 Assessed Building Value : $62030 Total Assessed Value : $199850 Last Sale Date : 07/28/00 Sale Price : $300000 . 00 Page 1 SITE DEVELOPMENT REVIEW , _ °-(4'd- +0 , ,. ,:§ (ai 0 ( Am Ail 414 TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: il DATE OF PRE-APP.: __I Ft! • Property Address/Location(s): 111 bb SILT (.00A Q-. FOR STAFF USE ONLY X61 )e._. al 2m Map #(s): S1.3lo D17 — D4kDDO N. I Case No.(s):5 c aqc - 9ox Tax Ma & Lot# s : ? Other Case No.(s): Site Size: /61 x l eo' RIA.- Receipt No.: • ,jai g e �" (� Application ccepted By: /LI" Applicant*: ?Y(,thQ 6O�Ia Date: Z a-[I0 �- Address: ft1O[� S' ) t6-11/1 /k i 11 ll�� O IL Zi Date Determined Complete: City/State: '1 {� P: ��22-� Primary Contact: `�YI I I D� Qh Rev.8/21/2001 is lcurpin\masters\revised\sdra.doc Phone: eon - t02 [DOW Fax: g)3-Lag-(a(60 REQUIRED SUBMITTAL ELEMENTS Prope rty Owner/Deed Holder(s)*: (Attach list if more than one) (Note: applications will not be accepted l ^ b,�1 without the required submittal elements) Address: t 1-100 SU) (.o1 '1 Ac-te Phone: 5t2) 24-1102o d" • Form City/State: 1 `e1LuYU1 flC_ Zip: °I1'2,1.3 +Me'Owner's Signature/Written Authorization . Transfer Instrument or Deed r-0‘56*When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written of Pre-Application Conf. Notes authorization from the owner or an agent of the owner. The owner(s) 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. Site/Plot Plan (reduced 8'h"x 11") PROPOSAL SUMMARY IN , .plicant's Statement #of copies based on pre-app check list) The owners of record of the subject property request Site s CWS Sewer Use Information Card Development Review approval to allow(please be specific): istributed/completed at application submittal) CON ve s-4-- +O ES TO O Pa N A WS Service Provider Letter Care, `1 e0�e r- 2 Sets of Pre-Addressed/Pre-Stamped ��v / #10 Envelopes & Copy of 500' Property ner List Generated by the City Neighborhood Mt • &Notes 0 Filing F . (Under$100,00flt $ 800.00 ,000-$999,999) , ($1 Minion&Over) $1,780.00 (+$5/$10,000 over the first million) Urban: (See Washington County fee schedule) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND 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: e The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. e 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. e 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 found that any such statements are false. e 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 in GA-.d\-- , 20 , __ -A )4-x-g& Own is Signature Owner's Signature Owner's Signature Owner's Signature 2 MAR 22 2002 8: 48AM SON INC 5''1 624 8860 p . 1 SOURCE ONE NETWORK, InC. 11670 SW 6T"Avenue Portland,Oregon 97223 Phone: (503) 624-6020 Fax: (503)624-6860 INC. admin @soninc.com Fax To: nft,4'0A) From: J Ni Fax: 51 (AI 12_Cn 12_C1 Pages: v 1 6 CJV U G6 CII W phones - Lf I ! ` Date: 0� V 2 Re: coci1 0‘01-1 ./ f)( - lA , CC: ❑ Urgent ❑ Forr Review O Please Comment ❑ Please Reply ❑ Please Recycle MAR 22 2002 9: 48AM SON INC 501 624 6860 p. 2 • (u ��� STATE OF OREGON t SS �j %J(r' 1REGON TITLE county.of Washington J �11 urauce Company i,Jerry TAG, of Assess- ment end iT- . T ! to County • Clerk 10 rt 1,111. i�• Ify Ived the wtt i"i" 'iat3' i and :,..„e. r _; ,.t ;+. .p'epf said After Recording, Return to COUnty'� ?Y- . �� Philip A. Goold � �{ !,r �(:, T 41 Churchill Downs aq- �'% Lake Oswego Or 97035 `.,% .. *r" "' 1 � r axatirector Eof Until a change is requested, tax statements �'' €'a� shall be sent to the following address: ` Clerk Philip A. Goold DOC : 2000061016 41 Churchill Downs Rect: 259929 327.00 Lake Oswego Or 97035 07/31/2000 03:52:24pm • STATUTORY WARRANTY DEED (Individual) : . . . , .. (Above Space Reserved for Recorder's Use) RANDY MCNEILL o conveys and warrants to C.) PHILIP A. GOOLD and REBECCA J. GOOLD, as tenants by the entirety u5 the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein! t! Lots 9, 10, 11, 12 and 13, Block 7, WEST PORTLAND HEIGHTS, in the City of Tigard, County of Washington and State of Oregon. z Cl CD RI K: (..) Tax Account Number(s) : R286274 This property is free of encumbrances, EXCEPT; (Continued) '0 'r WASHINGTON COUNT/ +14..+ REAL PROPERTY TRANSFER TAX 1 $ 3cC .OL oT•31•ao ,21,;, FEE PAID DATE The true consideration for this conveyance is $300,000.00 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED tni3�`'� d-y of July, 2000. r/./�//L�FiIird eVv Randy M_Neill STATE OF OREGON, COUNTY OP Washington)ss. The foregoing instrument was acknowledged before me this ay of July, 2000, by Randy McNeill. i =�• oFFicim-5EAI ._. -� A, rz-C �, - '• V. K GWILLIAM Note Pub1 * for Oregon r ;': NOTARYPUBLIC-OREGON My ommissiorl Expires: Ci�cC ?CU I COMMISSION NO.304340 ( M Y COMMISSION EXPIRES OCTOBER 26.2001 Order No. : 214664w / t4:01 MAR 22 2002 9: 48AM SON INC 50q 624 6860 p. 3 STATUTORY WARRANTY DEED (Continued) ENCUMBRANCES (Continued) Order No. : 214664w 1. 2000-2001 taxes, 1 lien in an amount to be determined, but not yet payable. 2.. Restrictive covenants to waive future rights of remonstrance against the formation of a local improvement district and any assessment therefor, Recorded : December 18, 1992 Recorder's Fee No. : 52090866 . For : Streets 'AFFIDAVIT OF MAIL..G/POSTING NEIGHBORHOvt) MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING:: (�Imo' I, I�YL(l 1. A C lUl4 , being duly sworn, depose and say that on the l� day of r , 20 , I c used to have mailed to each of the�,�pper ons on the a ttac ed list,a noti a of a meeting to discuss a propo ed development at (or near) I n 0 0 S\}.)) �C�` (�,Y� ¶ o u-2_3 , 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 plainl addres e o s?id r ons and \vere de ited on the date indicated above in the United States Post Office located at 111 ['(G\ VAT Lk }'A&k i/ , with postage prepaid thereon. �3 P- A'N uko N P Signature (In the presence of a Notary Public) POSTING: I, O1+1A,L A %D�d , do affirm that I am (represent) the party initiating interest in a proposed 1L(�Vt COc lt1 Q. UM C� affecting the land locate a (state the approximate location(s) IF no address�(s) and/6r tax lot(s) currently registered) l n OD SIA) (p7' t'U� i i,o.xik 07a0-3 , and did on the l-- day of - , 20 Qom, personally post notibe indicating that the site may be proposed for a i.-t-2 17P.W.,i 0VVIAL4 Ai" K2 V f W application, and the time, date and place of a neighborhood meeting to discuss the proposal. ,,Jj '�1 The sign was posted at l 1 DO SW tp l V°\ AIX- 11 J.. '�l 0* e1'1223 — 'f o i t I�1�1 -1-D 5� �dk (state location you posted notice on property) /1). A cs).: PR Signatu e (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF Or-' 0 ) County of U...)/... ?IN— ) ss. Subscribed and sworn/affirmed before me on the ii day of Feeffin , 20.1 . f.Y�, OFFICIAL SEAL MARLiARET A VAN FOSSAN /\3 F�. NOTARY PUBLIC - OREGON .? : COMMISSION NO. 351935 ,.� III COMM EXPIRES DEL 21.2005 `1 /! '.!i ‘,....................„....„......„--,,,,,,,,,,,---....N NOT PUBLI pa:, F OREGON My Co mission Expires: , „7//X1P1 Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:llogiMpatly'masters'affidavit of malirg-posting neighborhood meet:q.doc %' Source One Network, Inc. ,.t 11700 SW 67th Avenue Portland, OR 97223 Voice: (503) 624-6020 Fax: (503) 624-6860 February 13, 2002 Harriet L Hogg 6860 SW Clinton Tigard, OR 97223 RE: 11700 SW 67th Avenue, Tigard, OR 97223 Dear Interested Party: I, Philip A. Goold, the owner of the property located at 11700 SW 67th Avenue, Tigard, OR 97223, am considering changing code of the existing building to an E3. Prior to applying to the City of Tigard for necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, February 27, 2002 Source One Network 11700 SW 67th Avenue Tigard, OR 97223 5:15 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503-624-6020 if you have any questions. Sincerely, Philip A. Goold President 151E31CC0860 1513800-05900 O•. ON S • E OF PN LL (DEP ti; TRANS> 9665 LEN BLVD#115 908 E • LOUGHLIN BLVD VERTON,OR 97005 • LWAUKIE, +R 1S1E31CCO270 1S 6DD-06 O GON ATE OF PNW #2 (DEP TRANS> 96 W EN BLVD#115 900 E OUGHLIN BLVD AVERTON,OR 97005 LWAUKIE,OR 1 S 1 E31 CCO260 1 136DD-0 .• O GON ATE OF PN'•• C#2 (DEP TRANS> 96. ' • LEN BLVD#115 90 SE M OUGHLIN BLVD ' AVERTON,OR 97005 LWAUKIE,OR 1S1E31CCO240 13600-05 • •-EGON ATE OF PN ' • (DE• • TRANS> 966 = A N BLVD#115 904 CLOUGHLIN BLVD ' AVERTON,OR 97005 LWAUKI•,OR 1 S 1 E31 CCO250 1 3600-05400 O ON ATE OF PN (DEP TRANS> 966 EN BLVD#115 90 SE OUGHLIN BLVD AVERTON,OR 97005 ILWAUKIE,OR 1 S 1360D-00301 1 1360D-077 PETERS ALAN CRAIG PN #2 BY PHIL PETERS 966 LEN BLVD#115 6430 SW ROUNDTREE CT AVERTO ,OR 97005 PORTLAND,OR 97219 1 136DD-00400 1S13600-0370 P RS • I•N CRAIG P P L 2 BY P • PETERS 966 ALLEN BLVD#115 64 • SW • •UNDTREE CT AVER N,OR 97005 'ORTLAND,OR 97219 1S136DD-00500 1S 36DD-0350 PETERS PHILLIP M& PN L 2 JANE C TRUSTEES 966 ALLEN BLVD#115 6430 SW ROUNDTREE AVERT ,OR 97005 PORTLAND,OR 97219 1613600-03402 1 S136DD-0340 PNWP LLC#2 PN #2 9665 SW ALLEN BLVD#115 966 LLEN BLVD#115 BEAVERTON,OR 97005 AVERTO ,OR 97005 S13600-034 1 13600-0 PN #2 PN L #2 966 EN BLVD#115 9665 LEN BLVD#115 AVERTON,OR 97005 VERTON,OR 97005 191360D-04i 0 P P #2 966 ALLEN BLVD#115 AVER ,OR 97005 1913600-01100 RHEE PYUNG NAI&SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1613600-02900 ROOT GORDON C& ROOT WILMA L& ROOT JACK B 19935 SW CIPOLE RD SHERWOOD,OR 97140 1 S 136DD-03001 •T GORDO ' & ROO IL • & ROOT J K B 199 % SWC 'SLERD ERWOOD,OR 97140 1613600-03000 R OT GORDON & RO WILM & ROOT B 199 SWC LE RD S ERWOOD,OR 97140 1513600-02600 SMITH DEAN W& SMITH JO ANN MONDELLI TRS 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1613600-00600 TIGARD WATER DISTRICT THE 8777 SW BURNHAM ST TIGARD,OR 97223 1 S 13600-00900 VINCENT BRADFORD 10640 SW 72ND AVE TIGARD, OR 97223 Neighborhood meeting, February 27, 2002- 11700 SW 67th Avenue Tigard, OR 97223 \ADY)1 C0c Name&Address Comments: )491(egK 0-/2o :I o& G1d hdoiW- So antv eo • atGult Neighborhood meeting, February 27, 2002- 11700 SW 67th Avenue Tigard, OR 97223 Name &Address Comments: 010 d C rri �ui7 i7� 5U6 U2 4 616U p . 1 u ui'vi 1Z:23 FAX SOJ 840 '-'S CLEAN KATER SERVICES X002 FAc.Nn:pbcr i I '76/ • CleanWaterr Services Our com,,,rtruant ra cic,r. Sensitive Area Pre-Screening site Assessment Jurisdiction Ra:4 Date e �" ) Map & Tax Lot is 'e.�11rj► -- i %OD Owner chili P C OCi Site Address 11-1DD Lai ' Pa.l lC,oxc D r '12 Contact 11'100 SW ME,I Proposed Activity CheL.A le, bt.0 Idi hG- Address -neiiycl •"12�7� -_ CCd.P_. -FYt bu_Airp -b day c)(e Phone Q? lo - LP031] Y N NA Y N Nk ❑ Sensitive Area Composite Map Storrnwttter Infrastructure maps ❑ Map # 15 ) Lc) ❑ El QS #_U 2� ❑ ❑ rvi Locally adopted studies or maps ® 1-I Other Specify Specit}r a /leed p4Qr4. Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7; n Sensitive areas potentially exist on site or within 200' of the site, THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT, II Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. U] Sensitive areas do not appear to exist on site or within 200' of tii s site.This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.THIS FORM WILL SERVE AS AUTHORIZATION TO I,ISUE; A STORMWATER CONNECTION PERMIT. O The proposed activity does not meet the definition of developm,:nt. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Fci c!# rey����` C' f C; �i ic�� pborci r4 e A, ekiria.// -v ; e -a 2i &t-f- Ci .11 bcyvfrc/ i'-/� Reviewed By; Date: 2.- y -O TgETT Returned to Applicant Sail x Fax Counter FEB 0 4 2002 Date - /-cO By =— — Prop aJ/N&rrct*vc Site Development Review Nam Source One Network Proposed Daycare Center Project Site Development Review Narrative This submission includes addressing the following City of Tigard Site Development Code 18.360, 18.520, 18.620, 18.705, 18.745, 18.755, and 18.765. Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.020 Applicability of Provisions A. Applicability and exemptions. Site development review shall be applicable to all new developments and major modification of existing developments,as provided in Section 18.360.050, except it shall not apply to: Comments: This project is considered a major modification of an existing structure. 18.360.030 Approval Process A.New developments and major modifications. Site development review for a new development or major modification of an approved plan or existing development,as defined in Section 18.360.030A, shall be processed by means of a Type II procedure, as governed by Section 18.390.040,using approval criteria contained in Section 18.360.090. Comments: This project as a major modification. B. Minor modifications. Minor modifications of an approved plan or existing developments, as defined in Section 18.360.060,shall be processed as a Type I procedure,as governed by Section 18.390.030, using approval criteria contained in Section 18.360.060. Comments: This code does not apply,as it is a major modification. C. Approval period. Site development review approval by the Director shall be effective for a period of 1-1/2 years from the date of approval. The site development review approval by the Director shall lapse if: 1. Substantial construction of the approved plan has not begun within a one-and-one-half years period;or 2. Construction on the site is a departure from the approved plan. Comments: It is anticipated that the project would be completed within the approved timeline. Source One Network 1 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narro'• • . chapter 18.360 Site Development w continued D. Extension.The Director shall,upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year;provided that: 1.No changes are made on the original site development review plan as approved by the Director; 2. The applicant can show intent of initiating construction on the site within the one year extension period; and 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. Comments: Does not apply. E. Phased development. 1. The Director shall approve a time schedule for developing a site in phases over a period of time of one year, but in no case shall the total time period for all phases be greater than three years without reapplying for site development review. 2. The criteria for approving a phased site development review proposal is that all of the following are satisfied: Comments: Does not apply. 18.360.040 Bonding and Assurances A. Performance bonds forpublic improvements Comments: It is not anticipated that public improvements would be required B. Release of performance bonds. Comments: Not anticipated a bond would be required due to the scope of the project. C. Completion of landscape installation. Landscaping shall be installed prior to issuance of occupancy permits, unless security equal to the cost of the landscaping as determined by the Director is filed with the City Recorder assuring such installation within six months after occupancy: Comments: If any landscaping is found to be required, it would be completed within the required timelines. D. Business tax filing. The applicant shall ensure that all occupants of the completed project, whether permanent or temporary, shall apply for and receive a City of Tigard business tax prior to initiating business. Comments: City of Tigard business tax is anticipated to be completed before initiating business. Source One Network 2 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrn Chapter 18.360 Site Development v continued 18.360.050 Major Modification(s)to Approved Plans or Existing Development A. Determination request. An applicant may request approval of a modification to an approved plan or existing development by: 1. Providing the Director with three copies of the proposed modified site development plan;and 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in subsection B below. Comments:A proposed modified site development plan has been submitted with existing site plans. A narrative was presented reflecting the changes required. B. Evaluation criteria. The Director shall determine that a major modification(s)will result if one or more of the following changes are proposed. There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; Comments:Does not apply. 2. A change in the ratio or number of different types of dwelling units; Comments:Does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; Comments:Does not apply. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; Comments: The building code will be changed to an E3 to meet code for a daycare center. 5. An increase in the height of the building(s)by more than 20%; Comments:Does not apply. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected; Comments:Does not apply. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Comments:Does not apply. 8. An increase in the floor area proposed for a nonresidential use by more than 10%excluding expansions under 5,000 square feet; Comments:Does not apply. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Comments:Does not apply. Source One Network 3 1 1700 SW 67th Ave SDR 2002-00005 Site Development Review Narrr • ,Chapter 18.360 Site Development continued 10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; Comments:Does not apply. b. Screening; and/or Comments:Does not apply. c. Landscaping provisions. Comments:Does not apply. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of B1 through 10 above of this subsection. Comments:Does not apply. C. When the determination is made. Upon determining that the proposed modification to the site development plan is a major modification,the applicant shall submit a new application in accordance with Sections 18.360.030 and 18.360.070 for site development review prior to any issuance of building permits. Comments:Submitted appropriate information according to Sections 18.360.030& 18.360.070. 18.360.060 Minor Modification(s)to Approved Plans or Existing Development A. Minor modification defined.. Comments:Does not apply. B. Process. An applicant may request approval of a minor modification in accordance with Section 18.360.030B and as follows: Comments:Does not apply. C. Approval criteria. A minor modification shall be approved, approved with conditions or denied following the Director's review based on the finding that: Comments:Does not apply. 18.360.070 Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure,as governed by Section 18.390.040. Comments:Does not apply. Source One Network 4 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narra'' .Chapter 18.360 Site Development. v continued B. Additional information. In addition to the submission requirements required in Chapter 18.390, Decision-Making Procedures,an application for the conceptual development plan must include the following additional information in graphic,tabular and/or narrative form. The Director shall provide a list of the specific information to be included in each of the following: 1. An existing site conditions analysis; 2. A site plan; 3. A grading plan; 4. A landscape plan; 5. Architectural elevations of all structures; and 6. A copy of all existing and proposed restrictions or covenants. Comments: This project is on an existing structure,site conditions analysis,site plan and landscape plans have been submitted. Remaining information is not required. 18.360.080 Exceptions to Standards A. Exceptions to setback requirements. The Director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: Comments:Does not apply. B. Exceptions to parking requirements. The Director may grant an exception or deduction to the off-street parking dimensional and minimum number of space requirements in the applicable zoning district based on the following findings: Comments:Does not apply. C. Exceptions for private or shared outdoor area. The Director may grant an exception or deduction to the private outdoor area and shared outdoor recreation areas requirements,provided the application is for a use designed for a specific purpose which is intended to be permanent in nature(for example, senior citizen housing)and which can demonstrate a reduced demand for a private outdoor recreational area based on any one or more of the following findings: Comments:Does not apply. D. Exceptions to landscaping requirements. The Director shall grant an exception to the landscaping requirements of this code, Section 18.120.150, upon finding that the overall landscape plan provides for at least 20 of the gross site to be landscaped. Comments:Does not apply. Source One Network 5 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narre'• ,Chapter 18.360 Site Development w continued 18.360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions,or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; Comments:No anticipated street and utility improvements needed for this project. 2. Relationship to the natural and physical environment: a. Buildings shall be: (1)Located to preserve existing trees,topography and natural drainage where possible based upon existing site conditions; (2)Located in areas not subject to ground slumping or sliding; (3)Located to provide adequate distance between adjoining buildings for adequate light, air circulation,and fire-fighting; and (4)Oriented with consideration for sun and wind. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Comments:As an existing structure to be remodeled, the drainage has not been effected;the area is not subject to ground slumping or sliding. 3. Exterior elevations: a. Along the vertical face of single-family attached and multiple-family structures,offsets shall occur at a minimum of every 30 feet by providing any two of the following: Comments:Does not apply to commercial building. 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1)The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust,or to provide a visual barrier; (2)The size of the buffer required to achieve the purpose in terms of width and height; (3)The direction(s)from which buffering is needed; Source One Network 6 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narra'' Chapter 18.360 Site Development i o continued (4)The required density of the buffering;and (5)Whether the viewer is stationary or mobile. Comments: The existing building is consistent with the mixed-use zoning for the immediate area. This location has natural vegetation buffers. b. On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops,i.e.,air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (1)What needs to be screened; (2)The direction from which it is needed; (3)How dense the screen needs to be; (4)Whether the viewer is stationary or mobile;and (5)Whether the screening needs to be year around. Comments: The existing building or neighboring vegetation is a screen for the parking lot. The outdoor air conditioning unit will be screened. 5. Privacy and noise: multi-family or group living uses: Comments:Does not apply. 6. Private outdoor area: multi-family use: Comments:Does not apply. 7. Shared outdoor recreation areas: multi-family use: Comments:Does not apply. 8. Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. Comments:Does not apply. 9. Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space,to provide for crime prevention and to establish maintenance responsibility; and Source One Network 7 11700 SW 67th Ave SDR 2002-00005 Site Development Review Norm'. ,Chapter 18.360 Site Development :v continued b. These areas may be defined by, but not limited to: (1)A deck, patio, low wall, hedge, or draping vine; (2)A trellis or arbor; (3)A change in elevation or grade; (4)A change in the texture of the path material; (5) Sign; or (6) Landscaping. Comments: The site plan adds additional walkways that allow access from all doors to landscaped and paved areas of the property and directly to the street.A variety of surfaces will be used from wood decking for ADA ramp to asphalt for the walkways. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; b. Interior laundry and service areas shall be located in a way that they can be observed by others; c. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs,ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. Comments: Windows have unobstructed views,mailbox is shared in a well-lit area. The building is equipped with floodlights and motion sensor lighting. 1 1. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b. The requirements for transit facilities shall be based on: (1)The location of other transit facilities in the area; and (2)The size and type of the proposal. Source One Network 8 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrr .Chapter 18.360 Site Development .v continued c. The following facilities may be required after City and Tri-Met review: (1) Bus stop shelters; (2)Turnouts for buses;and (3)Connecting paths to the shelters. Comments: This existing building is not adjacent to a transit route. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. Comments:In total, 6,625 square feet is landscaped in the proposed plan. This is 53 percent of the gross site area. 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Comments:Existing property was updated to commercial code in 1992. Permits were given for upgrade. Parking lot has catch basin that drains. 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Comments:As illustrated in the site plans there is two ADA parking spaces and will have an ADA ramp for the upper parking lot. 15. 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. Chapter 18.520 COMMERCIAL ZONING DISTRICTS Comments:All Zoning criteria not related to MUE were removed as this existing building is in an MUE zone. 18.520.020 List of Zoning Districts F. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Source One Network 9 11700 SW 67Th Ave SDR 2002-00005 Site Development Review Narra'' . Chapter 18.520 Commercial Zonin, tricts continued Highway(Hwy.99),Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services,business/professional offices,civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R-25 zoning district.A wide range of uses, including but not limited to community recreation facilities, religious institutions,medical centers, schools,utilities and transit-related park-and-ride lots,are permitted conditionally.Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1)support alternative modes of transportation to the greatest extent possible;and 2)encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive.The zone may be applied elsewhere in the City through the legislative process. Comments: The existing structure resides within the Tigard Triangle area. 18.530.030 Uses A. Types of uses.For the purposes of this chapter,there are four kinds of use: 1. A permitted(P)use is a use which is permitted outright,but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use,it may be held to be a similar unlisted use under the provisions of Chapter 18.230; 2. A restricted(R)use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3.A conditional use(C)is a use the approval of which is at the discretion of the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Chapter 18.230; 4. A prohibited(N)use is one which is not permitted in a zoning district under any circumstances. B. Use table.A list of permitted,limited, conditional and prohibited uses in residential zones is presented in Table 18.520.1. Comments: According to Table 18.520.1 a daycare in an MUE zone is permitted. C.Accessory structures. 1. Accessory structures are permitted in all commercial zones providing the site is still in compliance with all development standards, including but not limited to setbacks,height, lot coverage and landscaping requirements, of the base zone. All accessory structures shall comply with all requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit. 2.All freestanding and detached towers, antennas,wind-generating devices and TV receiving dishes,except as otherwise regulated by Wireless Communication Facilities(Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen,in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. Comments: There are no proposed or existing Accessory structures. Source One Network 10 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narra" . . Chapter 18.520 Commercial Zonin,_ tricts continued 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district,except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES CBD MUE RESIDENTIAL R-25 STANDARD C-N C-C(4) C-G C-P CBD R-40 R-12 C-G MFDU* Minimum Lot size 5,000 sq 5,000 sq None 6,000 sq ft None None None None - -Detached unit ft ft - - - - - - 1,480 sq ft -Boarding,lodging rooming - - - - - - - - 6,100 sq ft house - - Minimum Lot Width 50ft 50ft 50ft 50 ft None None None 50ft None Minimum Setbacks -Front Yard 20 ft 0/20 ft(5) 0 ft(6) 0 ft(6) 0/30 ft(7) 20 ft 20 ft 0 ft(6) 20ft -Side facing street on corner& 20 ft - - - 0/30 ft(7) 20 ft 20 ft - 20 ft through lots(1) -Side yard 0/20 ft(3) 0/20 ft(3) 0/20 ft(3) 0/20 ft(3) 0/30 ft(7) 10 ft(9) 10 ft(9) 0/20 ft(3) 10 ft -Side or rear yard abutting more - - - - - - - - 30 ft restrictive zoning district -Rear yard 0/20 ft(3) 0/20 ft(3) 0/20 ft(3) 0/20 ft(3) 0/30 ft(7) 20ft(9) 20ft(9) 0/20 ft(3) 20 ft -Distance between front of garage - - - - - 20ft 20 ft - 20 ft &property line abutting a public or private street • Maximum height 35 ft 35 fi 45 ft 45 ft 80 ft(8) 60 ft 60 ft 45 ft 45 ft Maximum Site Coverage(2) 85% 80% 85% 85% 85% 80% 80% 85% 80%(11) Minimum Landscape 15% 20% 15% 15% 15% 20% 20%(10) 15% 20% Requirement Comments: With a zoning code of MUE C-G,the standards listed for this zone are met. 18.520.050 Special Limitations on Uses C. In the MUE zone. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio(FAR)for all commercial and industrial use types and mixed-use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement; 2. On lots greater than three acres, general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales use for each additional four square feet of non-general retail sales use. Comments: The existing structure is 2558 sq ft and the lot is less than 3 acres. Source One Network 11 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nam' :Chapter 18.520 Commercial Zonin,_ tricts continued 18.520.60 Additional Development and Design Guidelines A. Development/design guidelines in the C-C zone. Comments: This code does not apply to this property. B. Interim requirements in the CBD zone. Comments: This code does not apply to this property CHAPTER 18.620 TIGARD TRIANGLE DESIGN STANDARDS 18.620.010 Purpose and Applicability A. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. B. Development conformance. All new developments, including remodeling and renovation projects resulting in uses other than single family residential use, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described in this chapter and other development standards required by the Community Development and Building Codes, such developments will be required to: 1. Dedicate and improve public streets,to the extent that such dedication and improvement is directly related and roughly proportional to an impact of the development; 2. Connect to public facilities such as sanitary sewer, water and storm drainage; 3. Participate in funding future transportation and other public improvement projects in the Tigard Triangle, provided that the requirement to participate is directly related and roughly proportional to an impact of the development. Comments: This project conforms to these standards. C. Conflicting standards. The following design standards apply to all development located within the Tigard Triangle within both the C-G and the MUE zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern.(Ord. 99-22) Source One Network 12 11700 SW 67`h Ave SDR 2002-00005 Site Development Review Narro .Chapter 18.620 Tigard Triangle DE Standards continued 18.620.020 Street Connectivity A. Demonstration of standards. All development must demonstrate how one of the following standard options will be met.Variance of these standards may be approved per the requirements of Chapter 18.370.010 where topography, barriers such as railroads or freeways,or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design Option 2. Performance Option Comments: This rule does not apply. 18.620.030 Site Design Standards A. Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, governing criteria for granting a variance, is satisfied. 1. Building placement on Major and Minor Arterials— 2. Building setback— 3. Front yard setback design— 4. Walkway connection to building entrances 5. Parking location and landscape design— Comments: This rule does not apply. 18.620.040 Building Design Standards A. Non-residential buildings. All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, criteria for granting a variance, is satisfied. 1. Ground floor windows—All street-facing elevations within the Building Setback(0 to 10 feet) along public streets shall include a minimum of 50%of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50%of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. Comments: The existing structure meets these criteria. 2. Building facades— Comments: This rule does not apply. Source One Network 13 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nurru • 'Chapter 18.620 Tigard Triangle Dt Standards continued 3. Weather protection—Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk,and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. Comments: Weather protection will be added to the top entrance. The lower entrance has a covered patio. 4. Building Materials—Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. Comments: The proposed plan will reveal approximately 7'of foundation material that will be covered according to this rule. 5. Roofs and roof lines—Except in the case of a building entrance feature,roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. Comments: This rule does not apply. 6. Roof-mounted equipment—All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. Comments: This rule does not apply. 18.620.050 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the following standards shall be met: 1. Zoning district regulations—Residential only developments within the C-G and MUE zones shall meet the sign requirements for the R-25 zone 18.780.130B; non-residential developments within the C-G zone shall meet the sign requirements for the commercial zones, 18.780.130C; and non- residential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D. 2. Sign area limits—The maximum sign area limits found in 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. 3. Height limits—The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located.No height increases will be permitted within the Tigard Triangle. Source One Network 14 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narra ' Chapter 18.620 Tigard Triangle De. _ .Standards continued 4. Sign location—Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. Comments: Current and proposed signing meet these standards. 18.620.060 Entry Portals A. Required locations. Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location. 2. Design— Comments: This rule does not apply. 18.620.070 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section.These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. 1. L-1 Low Screen—For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets,planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 '/2 inch caliper,at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3 foot high screen and a 90%opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Comments:Required shrubs and trees will be planted per 18.745. 2. L-2 General Landscaping—For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-1/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Comments: This rule does not apply. 18.620.090 Design Evaluation A. Purpose. B. Design Evaluation Team(DET). C. Approval Criteria. For guidance in evaluating the purpose of the design standards,the DET shall Source One Network 15 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narra ' `Chapter 18.620 Tigard Triangle De._ •Standards continued refer to the Planning Director's Interpretation that provides purpose statements for the Tigard Triangle design standards. All adjustments to allow an alternative design are subject to the following criteria: D. Review Process. The following steps must be followed by applicants to gain Design Evaluation Review: Comments: This rule does not apply. Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures(see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Comment: This project is the remodel of an existing structure. The use change does not increase the existing on-site parking. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put,thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. Comment: No change to the lot or location of the building is planned. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review,do not apply,the Director shall approve,approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Comment:No issue with subdivisions as this is a commercial project. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements.No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access,egress and circulation Source One Network 16 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nara " • •Chapter 18.705 Access,Egress,an, ,-ulation continued 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. Comment: Site plans have been submitted showing proposed access and egress requirements. C. 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: 1. Satisfactory legal evidence shall be presented in the form of deeds,easements, leases or contracts to establish the joint use; and 2. Copies of the deeds,easements, leases or contracts are placed on permanent file with the City. Comments: The existing parking access meets the criteria for a daycare needs. The north landowner has approved a shared entrance to the upper parking lot. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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. Comment: This location meets requirements. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment: This location meets requirements. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. 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; 2. Within all attached housing(except two-family dwellings)and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area,and common open space and recreation facilities; 3. 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; Source One Network 17 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nam `Chapter 18.705 Access,Egress,ana _..culation continued 4. 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. Comments: A walkway is planned for the parking lot that goes in front of the new ADA parking spot to the street.A walkway is planned for the rear exits of the building. An ADA ramp that exits in the upper parking lot and down to the street is planned. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director,the access proposed: a. Would cause or increase existing hazardous traffic conditions;or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety,and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street,other than an alley. Single-family and duplex dwellings are exempt from this requirement. Comment: No anticipated hazardous traffic would occur as direct access is available to arterial or collector streets. H. Minimum access requirements for residential use. Comment: This is not a residential project. Therefore this rule does not apply. I. Minimum access requirements for commercial and industrial use. 1. Vehicle access,egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Minimum Pavement Spaces Driveways Required Width 0-99 1 30' 24' curbs required 100+ 2 or 30' 24' curbs required 1 50' 40' curbs required Source One Network 18 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrc • 'Chapter 18.705 Access,Egress,ana _ .culation continued 2. Vehicular access shall be provided to commercial or industrial uses,and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. Comment: Driveway meets requirements listed in above table. Vehicular access is provided within the 50'requirement. J. 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. Comment: A two-way driveway exists for this project. K. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. 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: a. Cause or increase existing hazardous traffic conditions;or b. Provide inadequate access for emergency vehicles; or c. Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety,and general welfare. 2. 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; 3. 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; 4. A decision by the Director per 18.705.030 K.1.-3. above may be appealed by means of a Type II procedure, as regulated by Section 18.390.040, using criteria contained in Section 18.370.020 C3. Source One Network 19 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrr Chapter 18.745 LANDSCAPING AND SCREENING 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming(Section 18.760.040C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. Comments: This rule does not apply. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply,the Director shall approve,approve with conditions,or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. Comments: This rule does not apply. C. Site plan requirements. The applicant shall submit a site plan.The Director shall provide the applicant with detailed information about this submission requirement. 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement,the owner,tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning,trimming or otherwise so that: I. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access;and 3. It will not constitute a traffic hazard because of reduced visibility. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. Source One Network 20 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nara Chapter 18.745 Landscaping And 5, _wing continued E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans(e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. H. Height restrictions abutting public rights-of-way.No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Comments: The existing property meets these standards. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Subsection 2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040 H,trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways(measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; Source One Network 21 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrc e.No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities(e.g.,water and gas meters) in the tree well; g. On-premises utilities(e.g., water and gas meters)shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i.New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates,then they may be positioned no closer than 10 feet; j. Where there are overhead power lines,the street tree species selected shall be of a type which,at full maturity,will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. D. Pruning requirements. E. Cut and fill around existing trees. F. Replacement of street trees. G. Granting of adjustments. H. Location of trees near signalized intersections. Comments:No existing trees on property, will need to plant street trees, as lot is 125'. 18.745.050 Buffering and Screening B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and Source One Network 22 11700 SW 676 Ave SDR 2002-00005 Site Development Review Nara 'Chapter 18.745 Landscaping And S,. ,ling continued landscaping.No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence,hedge or wall, or any combination of such elements,which are located in any yard is subject to the conditions and requirements of 18.745.050 B8 and 18.745.050D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. Comments:According to Table 18.745.1 the zoning code of MUE has no buffer code. 5. Where screening is required the following standards shall apply in addition to those required for buffering: Comments:According to Table 18.745.1 the zoning code of MUE has no buffer code. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use,the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. Comments:According to Table 18.745.1 the zoning code of MUE has no buffer code. 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However,chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. Comments:According to Table 18.745.1 the zoning code of MUE has no buffer code. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.040 C2 a and b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping,or a fence when it ceases to serve the purpose of obscuring view; and Source One Network 23 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nara Chapter 18.745 Landscapi. .,nd Screening continued c.No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. Comments:According to Table 18.745.1 the zoning code of MUE has no buffer code. C. Setbacks for fences or walls. 1.No fence or wall shall be constructed which exceeds the standards in Section 18.745.040 C2 except when the approval authority,as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. Comments: This rule does not apply. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade,except that where parking, loading, storage or similar areas are located above finished grade,the height of fences,walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. Comments: This rule does not apply. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4)Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide Source One Network 24 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nara 'Chapter 18.745 Landscaping And _ning continued a canopy effect; and (5)The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Comments:Existing lot has 6 parking spots together, no tree's are required. 2. Screening of service facilities. Except for one-family and two-family dwellings,any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street,customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one-and two-family dwellings,any refuse container or refuse collection area which would be visible from a public street, parking lot,residential or commercial area,or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence,masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Comments: This rule does not apply. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure,as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. Comments: This rule does not apply. 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and Source One Network 25 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrc Chapter 18.745 Landscaping And Sc. .aing continued 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading,the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates,and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Comments: This rule does not apply. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan; or 4. Franchised hauler review and sign-off. Comments: This project will use the Minimum standards method. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: 1. Section 18.755.050, Location, Design and Access Standards,except as provided in 18.755.040 G; Source One Network 26 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narn Chapter 18.755 Mixed Solid Waste a....Recyclable Storage continued 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. C. Minimum standards method. 1. Description of method: This method specifies a minimum storage area requirement based on the size and general use category of the new construction; 2. Typical application of method: This method is most appropriate when the specific use of a new building is not known. It provides specific dimensions for the minimum size of storage areas by general use category; 3. Application requirements and review procedure: The size and location of the storage area(s) shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process, compliance with the general and specific requirements set forth below is verified; 4. General requirements: a. The storage area requirement is based on the predominant use(s)of the building, (i.e. residential,office, retail, wholesale/warehouse/manufacturing,educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building,the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20%of the floor area of the building,then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. b. Storage areas for multiple uses on a single site may be combined and shared. c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space(potential reduction of 43%of specific requirements). Where vertical or stacked storage is proposed,the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. 5. Specific requirements: a. Multi-unit residential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. b.Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (1)Office: 4 square feet/1,000 square feet gross floor area(GFA). (2)Retail: 10 square feet/1,000 square feet GFA. Source One Network 27 11700 SW 67th Ave SDR 2002-00005 ' Site O 'Chapter I8°pnieln,Review rr Nd f1 di.�-ed solid Waste,, (3)1 du Recyclable Storage continued stria/:6 tied square feeV1,000 Institutional:4 square feet GF cDn'"lenrs.1hispro {s)Other:4 square f `4• D Waste project N'ildsto feet/1,000 square feet GFA e assessment method re the trash&reeYcli square feet C,FA. 1.Description of met n�in rhegarage that � Typical application hod meets the space criteria r1Q 3•Application r n°f method 4 S requirements Specific require menu and review 0 meat: procedures: mrnents•This rile doe E. Comprehensive recycling:°'D escri lan method. ption of 2. T method. Typical application ofm �'omn, 3•Application require method: en 3. 'rents F Franchised This rule does not apply. and review procedure: ha e. hauler review,me 1•Applic thOd. ability; 2. Description of method: Typical • application of method. 4. Application Consents. This rule requirements and review 18.75s.050 L°cation does not apply, procedure: ,D applicable ab/e ocat standards.i esign and Access St E Location t°all four eh ds following lot Standards for Storage A. ion standards f compliance,d scdesign and access g Areas t�eT o encourage described In 1$ ,SS standards b for storage storage ge its areas are SS BOO SW 67th to Network area for residual storage area for DR 2p�2,pa�05 Ave mixed solid waste source-separated recyclable steal/be co--located Gated with 28 Site Development Review Narr ' Chapter 18.755 Mixed Solid Waste“. -Recyclable Storage continued 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C,design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. Comments: This project will store the trash & recycling in the garage that meets the space criteria. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall,or hedge at least six feet in height.Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s)and containers shall be clearly labeled to indicate the type of materials accepted. Comments: This project will store the trash & recycling in the garage that meets the space criteria. D. Access standards. 1. Access to storage areas can be limited for security reasons. However,the storage area shall be accessible to users at convenient times of the day,and to collection service personnel on the day and approximate time they are scheduled to provide collection service; 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, Source One Network 29 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nara ' Chapter 18.755 Mixed Solid Waste 1.....Recyclable Storage continued considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Comments: This project will store the trash & recycling in the garage that meets the space criteria. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district,off-street vehicle parking will be provided in accordance with Section 18.765.070. Comments: This rule does not apply. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: Comments: This rule does not apply. C. Change of use. When an existing structure is changed from one use to another use as listed in Section 18.765.070,the following provisions shall apply: 1. If the parking requirements for each use are the same,no additional vehicle parking shall be required; 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required,additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; 3. Where the change results in a decrease in intensity of use,the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. Comments: The existing parking spaces meet the criteria for a daycare in Table 18.765.2. D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve,approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: Source One Network 30 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narr Chapter 18.765 Off Street Parking a._ .Loading Requirements continued 1.No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; b.Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and c.Not be rented, leased or assigned to any other person or organization. Comments: The conditions of this rule will be met. 18.765.030 General Provisions A. Vehicle parking plan requirements.No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access,egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan.The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); 2. Off-street parking lots for uses not listed above shall be located not further than 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; b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. Comments: This rule does not apply. Source One Network 31 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrr ' 'Chapter 18.765 Off Street Parking a,...Loading Requirements continued C. Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est)use per Section 18.765.070; Chapter 18.765 Off Street Parking and Loading Requirements continued 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. Comments: This rule does not apply. D. Parking in mixed-use projects. In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1. Primary use, i.e.,that with the largest proportion of total floor area within the development, at 100%of the minimum vehicle parking required for that use in Section 18.765.060; 2. Secondary use, i.e.,that with the second largest percentage of total floor area within the development, at 90%of the vehicle parking required for that use in Section 18.765.060; 3. Subsequent use or uses,at 80%of the vehicle parking required for that use(s) in Section 18.765.060; 4. The maximum parking allowance shall be 150%of the total minimum parking as calculated in D.1.-3. above. E. Visitor parking in multi-family residential developments. Comments: This rule does not apply. F. Preferential long-term carpool/vanpool parking. Comments: This rule does not apply. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Comments: The existing parking configuration meets these standards. H. DEQ indirect source construction permit. Comments: This rule does not apply. Source One Network 32 11700 SW 676 Ave SDR 2002-00005 Site Development Review Narr Chapter 18.765 Off Street Parking a....Loading Requirements continued 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4.Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surface; and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Comments: This project meets this criteria. C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. Comments: This rule does not apply. D. On-site vehicle stacking for drive-in use. Comments: This rule does not apply. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comments:Existing curbs comply with rule. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030F. 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. Comments: This rule does not apply. Source One Network 33 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narr Chapter 18.765 Off Street Parking U. .Loading Requirements continued G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. Comments:Existing landscaping complies with rule. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040 H3 and 4 below,all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; 3. Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The Director may require that the property owner enter into an agreement to pave the parking area: 4. Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel-surfaced parking is warranted: Comments: This rule does not apply. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off- street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. Comments: The existing parking configuration meets this criteria. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2,the minimum dimensions for parking spaces are: a. 8.5' x 18.5' fora standard space; b. 7.5' x 16.5' for a compact space; and Source One Network 34 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nara ' Chapter 18.765 Off Street Parking a.._Loading Requirements continued c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width,aisle width,and maneuvering space shall be determined as noted in Figure 18.765.2. Comments: The existing parking configuration meets these criteria. 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street,directional signs shall be used to located the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Comments:Site plans reflect location of bike parking under covered patio. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case,the uncovered bicycle parking may be provided closer to the building entrance. Comments:Site plans reflect location of bike parking under covered patio. C. Design requirements. The following design requirements apply to the installation of bicycle racks: I. 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; Source One Network 35 11700 SW 67th Ave SDR 2002-00005 Site Development Review Narrc 'Chapter 18.765 Off Street Parking a.. —oading Requirements continued 2. Bicycle racks must be securely anchored to the ground,wall or other structure; 3. Bicycle parking spaces shall be at least 2-1/2 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; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Comments: Proposed plans meet these requirements. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remained well-drained. Comments:Proposed plans meet these requirements. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure,as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020 C5e. Comments: Proposed plans meet these requirements. 18.765.060 Parking Structure Design Standards A. Ground-floor windows/wall openings. B. Exit warning bell. C. Other standards. D. Parking layout and internal circulation. Comments: This rule does not apply. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation,as governed by Section 18.340; Source One Network 36 11700 SW 67th Ave SDR 2002-00005 Site Development Review Nara 1 Chapter 18.765 Off Street Parking a.. ..oading Requirements continued 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made,the use which requires the greater number of parking spaces shall govern. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in Section 18.765.070H: 1. Fractions. Fractional space requirements shall be counted as a whole space; 2. Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required,the employees counted are those who work on the premises during the largest shift at the peak season; 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required,the students counted are those who are on the campus during the peak period of the day during a typical school term; 4. Space. Unless otherwise specified, where square feet are specified,the area measured shall be gross floor area under the roof measured from the faces of the structure,excluding only space devoted to covered off-street parking or loading. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in Section 18.765.070H: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement; 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably, e.g., the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080H,the following exception shall apply: 1. The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or free- standing; b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; e. Fleet parking. Source One Network 37 1 1700 SW 67th Ave SDR 2002-00005 1 Site Development Review Nam " ' •1 Chapter 18.765 Off Street Parking a,.._,,oading Requirements continued 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area,the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet,the development will be allowed up to 10 vehicle parking spaces. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The Director may reduce off-street vehicle parking spaces per Section 18.765.070H by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters,transit-oriented developments and other transit-related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020 C5b. Applicants who qualify for this adjustment may also apply for further parking reductions per 18.765.070 F.2. below; 2. The Director may reduce the total required off-street vehicle parking spaces per Section 18.765.070H by up to a total of 20% by means of parking adjustment to be reviewed through a Type II procedure,as governed by Section 18.390.040,using approval criteria contained in Section 18.370.020 C5a. 3. The Director is authorized to reduce up to 10%of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus shelters,transit-oriented development or other transit-related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.370.020 C5c. G. Increases in maximum required vehicle parking. The Director may increase the total maximum number of vehicle spaces allowed in Section 18.765.070H by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040,using approval criteria contained in section 18.370.020 C5d. H. Specific requirements. (See Table 18.765.2) Comments: The existing parking configuration meets these criteria of Table 18.765.2. 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: B. Off-street loading dimensions. Comments: This rule does not apply. Source One Network 38 11700 SW 67`h Ave SDR 2002-00005 ( 11 D� f)t.L) ID-71.1-'\ !,`1 '.xa k 'PI = - TOt-Ha eVd DV_ 61-7/1-21.2) I . I 1 I I Ci S rokt,e.-s 1 L( ' I (uoL(14., • I core pia-- I atc21;loG 6(, i rr,vhPAr� I a ( . So ��' caePb2;� � cordecr ! ` g \� DUX- . I -- S 1 1, ( L,_ i - (K rnrvkQe - Gfb _ _ __ _, I Sc c WALK / I \7 \ _____71 4 13 . sig.,),, , I RECEIVED L9-74-Ply APR 0 8 2002 i 11\1- CITY OF TIGARD PLANNING/ENGINEERING Scale, 114' =- 5,. Source One Network, Inc 11700 SW 67th Ave Portland, OR 97223 17;1 1— —_ _ - — — — -- - 1 1 1 • . I CAS AeePc - patm ---\, i I Lu;(6 . 1 , (DD • . I : . _ ..:_. 'Mt. 1 AI. C0 1 1 a1N6 661 rhsMQAfi cover4 .a ( s f,, , CO roPci - I g ' S I �� iztx Q .I cif s1-a/z.c4 , . I 1 i 1 Sibe-WALV- / 1 N ��3xI I — — --- — ' ( 014' --A11._- ` \-\` JCaIC lit' Source One Network, Inc LfmAscaQL 1 �l'V J 11700 SW 67th Ave Portland, OR 97223 ( i r)_ 7 I r p, -sSA Ps- . . ______---31- 4e., 'Al. CO MQP a- \I CcvPx4COrP'� 26(4 SII-r-r • _ J fT i J ,, . c,_a, ) 1 c:3 0 0 v.) /L ) \ '. -- • )-1 __________ _______ . \ / NWS TRAFFIC TECHNICAL MEMORANDUM ENGINEERING Prepared For: Anita Dehaan/Source One Computers E� PR�,� Prepared By: John Deskins/NWS Traffic Engineering S`� N w 'We Daniel Garcia/NWS Traffic Engineering 9 �i Date: March 20, 2002 *REGION 4t, Y25 Subject: Child Care Traffic Impact Study Nq F DEW- 117 3► 03 This report reviews the impact on existing local traffic conditions of a proposed Child Day Care Center located at 11700 SW 67th Avenue, on the east side of 67th Avenue south of Baylor Street. Eight employees and 38 students are expected to use this site.Trip generation, distribution and assignment for a 2,550 square foot Day Care Center(land use code 565) facility are included as part of this traffic study. Existing Road Conditions Facilities within the area of the site consist mainly of a two lane undivided roadway. As the roads approach the studied intersections they generally widen to two and in some cases three lanes. Channelization of right turns can be seen on 68th Parkway and Atlanta Street and 68th Parkway and Dartmouth Street. All the intersections in our study are currently four-way stops,but are slated for signals according to the City of Tigard Transportation System Plan. Six-inch barrier curves generally run along 68th Parkway Background Traffic Data Existing counts for the intersections studied were obtained from historical turning movement counts and increased by a 2% per year growth factor [Refer to Tigard Transportation System Plan, p. 4-11]. A number of approved developments had not been completed by the count dates and are considered in-process traffic for the purpose of this study. The trips that these sites were estimated to generate were referenced from previously completed traffic studies and were added to the existing count data to create the background traffic. Trip Generation As per request by the City of Tigard PM peak period site generated trips affecting the intersection of 68th Parkway and Atlanta Street, 68th Parkway and Dartmouth Street, and 72nd Avenue and Dartmouth Street were estimated and added to current intersection traffic count data. The TRIP GENERATION MANUAL, Sixth Edition, published by the Institute of Transportation Engineers (1TE)was used in estimating the number of generated trips for the proposed 2,550 square foot Day Care Center(land-use code 565). Average rates based on gross floor area were used due to its compatibility with projected site traffic conditions. The calculations produced an estimated total of 34 trips generated during the afternoon peak hour. Of these 16 will enter and 18 will exit the site. The daily trip generation was estimated to be about 205 trips with half of the trips entering and half of the trips exiting. The former land use of the site in this study was a single tenant office building (land use code 715)housing five employees. The office has since moved from this site. The five trips generated by the previous land use were subtracted from the new site trips to determine the net trips added at the site. Of these five trips,one is entering and four are exiting. Trip Distribution and Assignment The distribution and assignment of the trips produced by the site was dependent on the nature of the land use,the land uses within the vicinity, and primary routes serving the site. We are assuming that drivers will take the shortest route to access the site. Forty percent of the site- generated traffic is expected to travel to and from the north and 60 percent is expected to travel to and from the south on SW 68th Parkway. Traffic traveling southbound on the I-5 Freeway is expected to enter and exit the site via the Dartmouth Street interchange(Haines Street exit),while traffic traveling northbound on the I-5 Freeway is expected to enter and exit the site via the Haines Street interchange. For a more complete breakdown refer to the Trip Distribution Percentages chart [Figure 6]. The number of trips added to the three concerned intersections is as follows. Intersection Net Added Trips Atlanta Street & 68th Parkway 11 Dartmouth Street & 68th Parkway 18 Dartmouth Street & 72nd Avenue 9 For a more detailed description of the direction and assignment of site-generated trips refer to the Site Trips chart [Figure 4]. Traffic flow diagrams displaying background traffic, site trip distribution, site trip assignment, and background plus net site-generated traffic are included at the back of this report. Level of Service The levels of service for the 68th Parkway and Atlanta Street, 68th Parkway and Dartmouth Street, and 72nd and Dartmouth Street are not expected to decrease significantly from their current levels of service, due to the relatively low number of trips generated by the site. Levels of service are expected to remain at D for all intersections [Refer to Tigard Transportation System Plan, p. 3-29]. Recommendations Based on our analysis, NWS Traffic Engineering recommends that this development pay a proportionate share of the signal costs on Dartmouth Street at SW 68th Parkway and SW 72nd Parkway. Simulation of the 68th Parkway and Atlanta Street intersection with site-generated trips shows satisfactory operation under existing traffic control conditions during the PM peak hour. NWS TRAFFIC ENGINEERING TRIP GENERATION CALCULATIONS Land Use: Day Care Center Land Use Code: 565 Variable: 1000 Sq. Feet Gross Floor Area Variable Value: 2.55 PM PEAK HOUR Trip Rate: 13.2 Enter Exit Total Directional Distribution_ 47% 53% Trip Ends 16 18 34 Source: TRIP GENERATION, Sixth Edition NWS TRAFFIC ENGINEERING TRIP GENERATION CALCULATIONS (Trips Credit) Land Use: Single Tenant Office Building Land Use Code: 715 Variable: Employees Variable Value: 5 PM PEAK HOUR Trip Rate: 1.72 Enter Exit Total Directional Distribution 15% 85% Trip Ends 1 4 5 Source: TRIP GENERATION, Sixth Edition NWS TRAFFIC ENGINEERING TRIP GENERATION CALCULATIONS (Net Added Trips) PM PEAK HOUR Enter Exit Total Site Trips Day Care Center 16 18 34 (Code 565) Site Trip Credits Single Tenant 1 4 5 Office Building (Code 715) Net Site Trips 15 14 29 t9N N~co X14 0 966- E- 03 E1 T 14 N� l0 O ATLANTA ST. \1 11 I. I / 9 . . Li > BAYLOR ST. a Li >-- _ > Li w w h- a >a >` ° �o ° _ _ _ I z N O m co r� \ `- CLINTON ST. ti Lc Lo Lo Z O PRA MO� -�N S PD M� � OmO co- ". �\ /-_ 450- E-236 440 -> X174 �, 22 -4, ,--62 1Tr4 ITr> I—fersr OOn1N —N NN NWS TRAFFIC FIGURE 1 TRAFFIC VOLUMES ENGINEERING BACKGROUND TRAFFIC PM PEAK HOUR ONO 0 -T T 0 0 -__> < 0 K:......, ,F-4 ATLANTA ST. 1 111, 1 J Li > BAYLOR ST. a D w 2 > w w . a > > , > Q Q a_ a c0 C 2 2 2 2 Z F- F- F- I- N ' CLINTON ST. � � CO 1"-- o Z O PRA MOO1 S Lc).—L.11-: \\ , -1D\VI) X14 2-4 �,22 0-->0 \y-2 1Tr> 1Tr> 00c., O_O NWS TRAFFIC FIGURE 2 TRAFFIC VOLUMES ENGINEERING X SITE TRIPS (Day Care Center) PM PEAK HOUR 000 X14 0 _ i t 0 0 1Tr> ATLANTA ST. \ 1 II I, I / w > BAYLOR ST. a w >- > w w U f > > > Y > t_O Lo ci z _ _ _ _ N O m r� N- CLINTON ST. W ED Lo W I/ MNSi 001 0 PRA :1)T1°-> (-Ioy 0--t '_0 1 T 0 0-, ,--1 0-i, y 0 Tr' E1T1-' 000 000 FIGURE 3 NWS TRAFFIC TRAFFIC VOLUMES ENGINEERING ■ SITE TRIP CREDITS (Single Tenant Office Building) PM PEAK HOUR ONO 0 _i, O 0 , (-0 0 - , ,-4 1Tr' o- r ATLANTA ST. ; ': 1 / w > BAYLOR ST. a • 3 Li �._. _ > w w w ~ a a > a_ > ° _ _ _ _ z F- I- h- I- N 0 Co r-- CLINTON ST. r- w cp o 00\4\ 001 H 51 EJ � y (TIT› 0- T '_i 4-1\ T 4 2 E-2 0 < 0 0—A, ,L--I K-4i y O flTr> 1TI-> OON O—O FIGURE 4 NWS TRAFFIC TRAFFIC VOLUMES ENGINEERING X NET SITE TRIPS PM PEAK HOUR ~� N X14 0 966 O 0 � Tr NON ATLANTA . I II I, / 0 / . w > BAYLOR ST. a w > IF- > >a a a_ a ° _ _ _ _ Z 0 F- I- 1- N ~ CLINTON ST. 0 Lo co o V ..4144 rNcoo 00�N 47 X58 4 0- - X1774 435- X238 150—Q, � 22 .---1, ,x-62 v COf2N Q,L..0,-�N N N FIGURE 5 NWS TRAFFIC 400 TRAFFIC VOLUMES ENGINEERING X BACKGROUND + NET SITE TRIPS PM PEAK HOUR -/ f A. ATLANTA ST. IiII, L 84 TO w > BAYLOR ST. a 3 Li } > > > Li o a a a a a 1,1 z = _ _ _ N F- F- F- ~ CLINTON ST. o <0 � o "°8 1 tA9 tip � N S Mo ut N O R gp/ 1 I �� FIGURE 6 NWS TRAFFIC 1 TRAFFIC VOLUMES ENGINEERING 1 TRIP DISTRIBUTION PERCENTAGES PM PEAK HOUR Source One Network SDR 2002-00005 Impact Study BACKGROUND The existing building is located one building away from the I-5 freeway, in the middle of the block of SW 67th Ave on the East side in Tigard, Oregon. The building is 2,500 square feet with 2000 square feet of office spaces, 2 bathrooms, 2 break rooms, a single car garage, 2 handicap parking spaces, 3 standard and 3 compact spaces. The proposed daycare center is anticipated to provide care for Infants and Toddlers which would include 4 classrooms, 4 bathrooms, 4 additional sinks, a fenced yard, a bike rack, a second entrance in the lower level in the front, and a ADA ramp that would cover the remaining front area. The hours the daycare center would be open would be from lam - 6pm, Monday - Friday with an anticipated staff of 8 and 35 children. SANITARY SEWER The existing building was updated to commercial use in 1992. It is anticipated the existing sewer main has sufficient capacity to handle the additional service demand for the daycare center. WATER SUPPLY The existing water service with Tualatin Valley Water District is anticipated to be sufficient capacity to handle the additional service demand for the daycare center. There are 2 fire hydrants within 250' from the edge of the property. STORM DRAINAGE The runoff for the building and parking lot runs through an existing closed pipe system into the street storm drain. There will be no additional impervious surface so there is no impact on the capacity or water quality in the existing storm sewer. SCHOOLS The building is located within the Tigard-Tualatin School District No 23J. The public elementary school for this neighborhood is Metzger Elementary School. The school has stated that a bus stop could be added to accommodate school age children, if the proposed day care center deems necessary. POWER-TELEPHONE-CABLE TELEVISION Portland General Electric and Verizon provide the electrical power and telephone services respectively. Northwest Natural Gas provides natural gas. • ~ Source One Network SDR 2002-00005 Impact Study PARKS The nearest park is Cook Park in the City of Tigard. The proposed daycare center is not planning field trips to parks, etc. As the center will be providing care for infants and toddlers. NOISE IMPACTS This building is surrounded by commercial property that is next to I-5. With an anticipated daycare center focusing on infants and toddlers, the outdoor noise will be limited to planned outdoor play times lasting approximately 1 hour during the morning or afternoon hours. There will be not additional impact on this area. TRANSPORTATION Per the request of the Pre Site Development Meeting, NWS Traffic Engineering completed a Traffic Impact Study for this project. A summary of the study indicated a daily trip generation was estimated to be about 205 trips with half of the trips entering and half of the trips exiting. The levels of service for the 68th Parkway and Atlanta Street, 68th Parkway and Dartmouth Street, and 72nd and Dartmouth Street are not expected to decrease significantly from their current levels of service, due to the relatively low number of trips generated by the site. Levels of service are expected to remain at D for all Intersections [Refer to Tigard Transportation System Plan, p. 3 -29] • CITY OF TIGARD Community(Development Shaping yl Better Community LAND USE ROPOSA L DESCRIPTION 120 DAYS = 8/6/2002 FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2002-00005 Type II Land Use Application FILE TITLE: SOURCE ONE DAYCARE APPLICANT: Phillip Goold OWNER: Same 11700 SW 67th Avenue Tigard, OR 97223 REQUEST: The applicant is proposing to convert an existing office use in the Tigard Triangle to a daycare center. LOCATION: 11700 SW 67th Avenue; WCTM 1S136DD, Tax Lot 4000. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, CRITERIA: 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: APRIL 15, 2002 DATE COMMENTS ARE DUE: APRIL 29, 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 ®STAFF DECISION (TENTATIVE) DATE OF DECISION: MAY 9, 2002 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ® IMPACT STUDY ® SITE PLAN ® SITE ELEVATIONS ❑ TRAFFIC IMPACT STUDY Z NARRATIVE ❑ GEOTECH REPORT Z OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 317 March 27, 2002 CITY OF TIGARD Philip Goold OREGON 11700 SW 67`"Ave. Tigard, OR 97223 RE: Notice of Incomplete Submittal-SDR2002-00005 Dear Mr. Goold: 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. The narrative you submitted addresses the minor modification criteria of chapter 18.360 (Site Development Review). It has already been established that the project is a major modification. Therefore, you must address the necessary criteria of the chapters listed below. I have included a sample narrative to give you an idea of what the City is looking for. I have also included a sample impact study for your convenience. Please resubmit the following information in order for Staff to begin your review: 1. Submit a narrative addressing the criteria of the following code chapters: • 18.360 (Site Development Review) • 18.520 (Commercial Zoning Districts) • 18.620 (Tigard Triangle Design Standards) • 18.705 (Access/Egress/Circulation) • 18.745 (Landscaping & Screening Standards) • 18.755 (Mixed Solid Waste/Recycling Storage) • 18.765 (Off-Street Parking/Loading Requirements) 2. Submit an impact study. 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, .14y-r athew Scheidegger Assistant Planner \curpin\ma thew\sdr\SDR2002-00004.acc.doc.dot c: SDR2002-00001,Land Use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 CITY OF TIGARD OREGON April 12, 2002 Philip Goold 11700 SW 67th Avenue Tigard, OR 97223 RE: Notice of Complete Submittal-SDR2002-00005 Dear Mr. Goold: 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 4/8/2002 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, /ems -77 Mathew Scheidegger Assistant Planner i:\curpinlmathew\sdr\SDR2002-00005.acc.acc. c: SDR2002-00005 Land Use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD v - . F A T. PRE-APPLICATION CONFERENCE NOTES ''- °n _I 5* Shaping Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) NON-RESIDENTIAL FFEPFPNIGC4E 26� 7i;;2;z Rf �t(/3(Z,sc =F 1= APPLICANT: PL/ b /t/,,( AGENT: Phone: ( ) Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: //7 ea 55c2 / --4--c TAX MAP(S)/LOT #(S): i_s i.3 L ZDD —ewee,o NECESSARY APPLICATIONS: s ■ ;- I,_, !�,- _ _ . - ,� PROPOSAL DESCRIPTION: .�,,,_- :,�, _ __ �� �, ,. "a C`. de COMPREHENSIVE PLAN MAP DESIGNATION: MS II/'-- 05v_ /7e—r4-cer-4 ZONING MAP DESIGNATION: `G/!>E CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ‘or...,g7-- ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. .x227 1 MINIMUM LOT SIZE: -c-- sq. ft. Average Min. lot width: SO ft. Max. building height: '/S—ft. Setbacks: Front ft. Side a ft. Rear a ft. Corner ft. from street. MAXIMUM SITE COVERAGE: S<-% Minimum landscaped or natural vegetation area: /3-6/o. .3 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. c-----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. Et ACCESS (Refer to Chapters 18.705 and 18.1651 , Minimum number of accesses: / Minimum access width: 3C) . Minimum pavement width: P2 t/J- All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: {WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030) WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. IAL SETBACKS I hapter 18.7301 D THE feet from the cen - '• - •f-- . D LOWER INTE a e ' : feet, along the site's boundary. - .° - OT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18.130.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: ➢ A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual building setbacks will be at least half ('/Z) of the building's height; and ➢ The structure will not abut a residential zoned district. ❑ OFFERING AN I SCREENING (Refer to Code Chapter 18.145) In order/TO INCREASE PRI •C AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR V SUA IMPACTS be een a•ijacent development especially between different land uses, the Citequire. landscape, buffer .reas along ce : n sit: perimeters. Required buffer areas are scribed b the Cod- n terms of width. Buff: areas mu t be occupied by a mixture of deciduous and evergre-n tree and shrubs a d must . so achieve a •.lance between vertical and horizontal plantings. Si - •e curing screens o =• es may also be requ' ed; these are often advisable even if not required by the Code. The required buffer areas may only .- occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer a -- : aterials 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 toyour 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: ijZ LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. 4 1cRECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. 8—PARKING (Refer to Code Section 18.165.0401 REQUIRED parking for this type of use: �� g o , Parking SHOWN on preliminary plan(s): 2,7 .� � a r 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. ❑ ADING AREA ' QUIREMENTS (Refer to Code Section 18.765.0801 . ery 0 ? RCIAL OR INDUSTRIAL BUIL NXCESS OF 10,000 SQUARE FEET shall be pr. :ed with : loading • e size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Residential ApplicatonManning Division Section BICYCLE RACKS [Refer to Code Section 18.7651 IS s ,) 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. n SENSITIVE LANDS [Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR ICANDS 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 t eir boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitiv- lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regu -tions for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPME _ " E• • TED WITHIN FLOODPLAINS. n STEEP SLOPES [Refer to Code Section 18.775.080.0) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Ti.ard Community Development Code Section 18.775.080.C. The report shall be based upon field e ploration and investigation and shall include specific recommendations for achieving the requireme s of Section 18.775.080.C. n CLEANWATER SERVICES[CWS)BUFFER STANDARDS [Refer to R&0 96 /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 ater quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on he sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR ' ITHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SLOPE ADJACE r \ WIDTH OF VEGETATED - SENSITIVE AREA DEFINITION 5 TO SENSITIVE AREA'` CORRIDOR PER SIDE ♦ Streams with intermittent flow draining: <2 10 to <50 acres 15 feet >50 to <100 acres 25 feet ♦ Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Va able from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 2'-foot increments from the starting • Streams with intermittent flow draining >100 acres poin to the top of ravine (break in • Natural lakes and ponds <2 slope), add 35 feet past the top of r. ine6 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineat•d wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Inter ittent 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 arginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the veget ed corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced sett from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON-Residential ApphcationiPlanning 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. L?-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. NI 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.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or 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-Residential Application/Planning Division Section ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within th- . ear vision area. I I WATER RESOURCES OVERLAY DI ICT [Refer to Code Section 18391.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan a' d is intended to resolve conflicts between development and conservation of significant wetland., 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 a d objective standards to: protect significant wetlands and streams; limit development in desig ated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; press e native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habita - and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEE THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe hart or" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require tha "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 STEAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cu sic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEK".) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STR' AMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Sum er 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 HORIZONTAL FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR T E EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the sa e 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 Applicationk fanning Division Section ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Cleanwater Services (CWS) standards adopted and administered by the City of Tigard. I I RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.797.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: • Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; • That there will be no infringement into the 100-year floodplain; and • The average slope of the riparian area is not greater than 20%. `W 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) oC 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) 42__C 18.780(signs) X 18.360(Site Development Review) 18.710(Accessory Residential Units) - 18.785(Temporary Use Permits) _ 18.370(Variances/Adjustments) 18.715(Density Computations) "C 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) � 18.795(Visual Clearance Areas) _ 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.797(Water Resources(wR)Overlay District) - 18.390(Decision Making Procedures/lmpact Study) 18.730(Exceptions To Development Standards) 18.798(Wireless Communication Facilities) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) X 18.810(Street&Utility Improvement Standards) - 18.420(Land Partitions) 18.742(Home occupation Permits) - 18.430(subdivisions) X 18.745(Landscaping&Screening Standards) - 18.510(Residential Zoning Districts) 18.750(Manufadured/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/{r -h4-,— 4-e • -,( .SG 7f �'! �r3-!"� J'¢ caf d.!'1� - 4, x4,2-e- Gi.¢_ Tom/ i x-774 izc�s�' �e 4 e r-xz. dt1 7D ee- - / PROCEDURE c< Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Residential Apprication/Planning Division Section The administrative decision or public hearing will ppically 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 ollows all land use decisions. An appeal on this matter would be heard by the Tigard dc-.-eG /.'c- I 4- . A basic flow chart which illustrates the review process is a ailable Worn the P anning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended thai a prospective applicant either obtain and read ttie Community Development Code or ask any questions of City stattrelative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARO PLANNING DIY t - STAFF PERSON" LDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1291 E-MAIL (safs first name)©ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpatty\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 Appricatiory tanning 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: :i , �i c(F --• Date: v 2/r 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): Ct Vicinity Map Preliminary Grading/Erosion Control Plan Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan 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 the type of review ' process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES /z? 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 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 El 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 PRE-APPLICATION Aix CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION ) 5 FOR STAFF USE ONLY Applicant: Pk( CtODILI Address: I fl O Ul!2—' k Phone: n-lL." "UD Case No.: c v V'C Q? City: lie,et,va Zip: 6112-23 Receipt No.: �r 0 a v AA-- -- //LL Application Accepted By: (�t� Contact Person: rrit L bY' Phone: 6b7D'{D�'I"�e2O / Date: it 0— Property Owner/Deed Holder(s): • DATE OF PRE-APP.: 1-1e2-102— ?�/�1 6+I l,H '�I� r, TIME OF PRE-APP.: Address: +I1 1) SW l51 I* he, Phone:RO3-�U�'1'!_{1OaV PRE-APP. HELD WITH: City: 1l �� Zip: vl'yi3 Rev.12/6/2000 i:\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s): I f DD 5l.13 git REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted i 2 / without the required submittal elements) Tax Map & Tax Lot#(s): 1 S I J tG A 3 `(� c ❑ Pre-Application Conf. Request Form Site Size: 1 X ID 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 pre-application conference date/time to allow staff ample time to drawn the subject scale.property show the location to of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ 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. Response to criteria contained in Section 18.360.050(B) For 11700 SW 67th Ave 1. An increase in dwelling unit density or lot coverage for residential development. • Not a residential development 2. A change in the ratio of number of different types of dwelling units. • No increase in number of dwelling units 3. A change that requires additional on-site parking in accordance with Chapter 18.765 • No additional on-site parking required 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. • This building will change from a Commercial code to an E3 to meet requirements for a daycare center. 5. An increase in the height of the building(s) by more than 20%. • No change in the height of the building 6. A change in the type of location of access ways and parking areas where off-site traffic would be affected. • No change in the access ways to off-site parking 7. An increase in vehicular traffic to and from the site and increase can be expected to exceed 100 vehicles per day. • Increased traffic to not exceed 100 vehicles per day. 8. An increase in the floor area proposed for a non-residential use by more than 10% excluding expansions under 5,000 square feet. • No increase in floor area proposed. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%. • No reduction to common open space. 10. A reduction of project amenities (recreational facilities, screening, and/or, landscaping provisions) below the minimum established by this code or by more than 10% where specified in the site plan. • No reduction of project amenitites 11. A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of Criteria 1 through 10 above \ �� . /.� - _ __�_--_-� _- ___'-_ '__ __ _ - -- . 1 b-��) - ' �-� �\ J� ` / ��� ��D\A(�(� / / . ^~~~ ` — ^~ `^ ` ' - / T' V�j� \�< | c,/ '" ^'"~ ` ` \ -'- \ / / // / / / / / / 1 - I � ' ' ' ' ' ^ ( . / ' , \ � ' 4 \ / � \ ) ^' ' >� �o ) ^ > « L V | ' \ ------'- � / c� ' \/\i,� \ y \ � 11760 SU U ~1v» PY\\7« . . . Modifications to Existing property of 11700 SW 67th Ave 1. Add handicapped ramp ■-'"---'-.-1: 0411 is ________ __„;_\u,„ _ f .J / _N----____----_/— ----- i / i i / /is 3— AF / (S 66 TH gar Allrf r V .I 7 g. E. 4 if ./v-•-c.r fry A A -1 VI ? .5 / iC j 1 l\. , AR j 7—C-67:— rit'. T‘., 1Q3 L..,_0,C)/ s' �" Mill `'. C i ' 4 i/ 'Ah r - - 6- 7 ■ _ ; t' „mot, '1 K /I I— r:e.e i • )1 If ,(. .1' ‘ '-I . Pliel./y/f Adi ___ a' a k 1 -1 ' < ? . / \ ) \' --- c_. /'.'- _,1JJJ J_AJ �A .!l (_ i J 4., - i .. `A"L S W IIM: 0 67 TH OF V ,_, ___ Cj' 1 i1 P maimmialft_. :4 7 c.,/r _': /' rte % - . .v 4 4*(1 „try, 0 -_, 1 a -. /P -'N) . :1 4 jr'" - .Y .1 -V ?..rr . /i " .- g 5(6. i --" r. .0 ( , _.:!3:: :.......___..._( e "e L.. .„ ,i4 ,. (__ fl 411 r Yr .-/- - - - . "rimi. i — - --- ____ ,- _ �. `' ADDITIONAL DOCUMENTS E NINTECHNICAL MEMORANDUM GINEERG Prepared For: Anita Dehaan/Source One Computers Prepared By: John Deskins/NWS Traffic Engineering cc` - G t H Daniel Garcia/NWS Traffic Engineering ,"4,;tt .1- Date: March 20, 2002 , /7/`/ •REQON Subject: Child Care Traffic Impact Study EXPIRES: /2 31/05 This report reviews the impact on existing local traffic conditions of a proposed Child Day Care Center located at 11700 SW 67th Avenue, on the east side of 67th Avenue south of Baylor Street. Eight employees and 38 students are expected to use this site. Trip generation, distribution and assignment for a 2,550 square foot Day Care Center(land use code 565) facility are included as part of this traffic study. Existing Road Conditions Facilities within the area of the site consist mainly of a two lane undivided roadway. As the roads approach the studied intersections they generally widen to two and in some cases three lanes. Channelization of right turns can be seen on 68th Parkway and Atlanta Street and 68th Parkway and Dartmouth Street. All the intersections in our study are currently four-way stops, but are slated for signals according to the City of Tigard Transportation System Plan. Six-inch barrier curves generally run along 68th Parkway Background Traffic Data Existing counts for the intersections studied were obtained from historical turning movement counts and increased by a 2% per year growth factor [Refer to Tigard Transportation System Plan, p. 4-11]. A number of approved developments had not been completed by the count dates and are considered in-process traffic for the purpose of this study. The trips that these sites were estimated to generate were referenced from previously completed traffic studies and were added to the existing count data to create the background traffic. Trip Generation As per request by the City of Tigard PM peak period site generated trips affecting the intersection of 68`h Parkway and Atlanta Street, 68th Parkway and Dartmouth Street, and 72" Avenue and Dartmouth Street were estimated and added to current intersection traffic count data. The TRIP GENERATION MANUAL, Sixth Edition, published by the Institute of Transportation Engineers (ITE) was used in estimating the number of generated trips for the proposed 2,550 square foot Day Care Center(land-use code 565). Average rates based on gross floor area were used due to its compatibility with projected site traffic conditions. The calculations produced an estimated total of 34 trips generated during the afternoon peak hour. Of these 16 will enter and 18 will exit the site. The daily trip generation was estimated to be about 205 trips with half of the trips entering and half of the trips exiting. The former land use of the site in this study was a single tenant office building (land use code 715) housing five employees. The office has since moved from this site. The five trips generated by the previous land use were subtracted from the new site trips to determine the net trips added at the site. Of these five trips, one is entering and four are exiting. Trip Distribution and Assignment The distribution and assignment of the trips produced by the site was dependent on the nature of the land use, the land uses within the vicinity, and primary routes serving the site. We are assuming that drivers will take the shortest route to access the site. Forty percent of the site- generated traffic is expected to travel to and from the north and 60 percent is expected to travel to and from the south on SW 68th Parkway. Traffic traveling southbound on the I-5 Freeway is expected to enter and exit the site via the Dartmouth Street interchange (Haines Street exit), while traffic traveling northbound on the I-5 Freeway is expected to enter and exit the site via the Haines Street interchange. For a more complete breakdown refer to the Trip Distribution Percentages chart [Figure 6]. The number of trips added to the three concerned intersections is as follows. Intersection Net Added Trips Atlanta Street & 68th Parkway 11 Dartmouth Street & 68th Parkway 18 Dartmouth Street &72nd Avenue 9 For a more detailed description of the direction and assignment of site-generated trips refer to the Site Trips chart [Figure 4]. Traffic flow diagrams displaying background traffic, site trip distribution, site trip assignment, and background plus net site-generated traffic are included at the back of this report. Level of Service The levels of service for the 68th Parkway and Atlanta Street, 68th Parkway and Dartmouth Street, and 72nd and Dartmouth Street are not expected to decrease significantly from their current levels of service, due to the relatively low number of trips generated by the site. Levels of service are expected to remain at D for all intersections [Refer to Tigard Transportation System Plan, p. 3-29]. Recommendations Based on our analysis, NWS Traffic Engineering recommends that this development pay a proportionate share of the signal costs on Dartmouth Street at SW 68th Parkway and SW 72nd Parkway. Simulation of the 68th Parkway and Atlanta Street intersection with site-generated trips shows satisfactory operation under existing traffic control conditions during the PM peak hour. NWS TRAFFIC ENGINEERING TRIP GENERATION CALCULATIONS Land Use: Day Care Center Land Use Code: 565 Variable: 1000 Sq. Feet Gross Floor Area Variable Value: 2.55 PM PEAK HOUR Trip Rate: 13.2 Enter Exit Total Directional Distribution 47% 53% Trip Ends 16 18 34 Source: TRIP GENERATION, Sixth Edition NWS TRAFFIC ENGINEERING TRIP GENERATION CALCULATIONS(Trips Credit) Land Use: Single Tenant Office Building Land Use Code: 715 Variable: Employees Variable Value: 5 PM PEAK HOUR Trip Rate: 1.72 Enter Exit Total Directional Distribution 15% 85% Trip Ends 1 4 5' Source: TRIP GENERATION, Sixth Edition NWS TRAFFIC ENGINEERING TRIP GENERATION CALCULATIONS (Net Added Trips) PM PEAK HOUR Enter Exit Total Site Trips Day Care Center 16 18 34 (Code 565) Site Trip Credits Single Tenant 1 4 5 Office Building (Code 715) Net Site Trips 15 14 29 CON Nti_ 414 96 103 '.-230 6-4, ,-336 :.ti T N O 14 w Lf) ATLANTA ST. . I I1 I, / cp . . Li > BAYLOR ST. a w )- _ > > > > F- a > a Q T 0 m _ _ z ►- I— F- N 0 O Or, co I� r-- CLINTON ST. '-- W W 17 0°°° V\H S O PRA rE-I\j�� MM 113 jc°-77> �\ /- 453— —236 175 <—j04 �, 22 —4, ,--62 T (> l T r' ---" OONN • M� in W N NN FIGURE 1 NWS TRAFFIC 0 TRAFFIC VOLUMES ENGINEERING X BACKGROUND TRAFFIC PM PEAK HOUR (---0,„. J , 4 0 � T 0 0 _› <_0 0 —Q, ,F-4 ITr> ONE ATLANTA . ill i, ( 9 , . Li > BAYLOR ST. a w >- _ > > > Y > Q l0 Q Q Q O m _ = S = z F- F-- F- F N \co N- CLINTON ST. o- z AR MO°�H 0 ' f 1 <-77/14 X14 (111- 't___1 5___1\ T 4 2-> F-2 0-> < 0 0---4, \—2 0--A, ,I, 0 :____-rs)f `1T �'N O-O NWS TRAFFIC �� FIGURE 2 NW ��+% TRAFFIC VOLUMES ENGINEERING \ SITE TRIPS (Day Care Center) PM PEAK HOUR o00 X 14 0 -T T 0 0 �r < 0 IoT � ATLANTA ST. \ IIII. I / w > BAYLOR ST. Q w >- _ > w W w F- a > > `� > 0 2 = S Z N O m N- CLINTON ST. N- Lo Lo e �o t/ O PRA M�v�N _0_7- „MC, X114 0, <---0 0_› E-0 0—, �I O , \F-0 T y 1 T r_ >_ ir_ > FIGURE 3 NWS TRAFFIC TRAFFIC VOLUMES ENGINEERING ■ SITE TRIP CREDITS (Single Tenant Office Building) PM PEAK HOUR GCVO 0 --1 0 0 1Tr' ATLANTA ST. . I II I, w > BAYLOR ST. Q Li >-. _ > w '_ w w < > > >- a Ld:,) ° _ _ _ _ z I- I— 1— 1— N \co CLINTON ST. N- u;) tsp. r— 4100 t/ 0ARCM E°° t---I 4 4 < 0 OON O O FIGURE 4 NWS TRAFFIC ' ? TRAFFIC VOLUMES ENGINEERING A NET SITE TRIPS PM PEAK HOUR QON Nh-co E-111-> 96 —1O3 �. \F--340 c 1\c\r,N r~ir, ATLANTA ST. \ III I, I / 1/ w BAYLOR ST. a 3 L L1 >-- 2 > > > > I f— Q CO O 2 2 2 2 N 0 Ql op r- CLINTON ST. '— Lo <0 <o I/ NaQ00 oOQ N N MII —._r cri r— J 114 47 X58 4 0 - -1774 1135 X238 22 —4, ,�62 150—y ,�93 1 T r oprnN NCO MNN FIGURE 5 NWS TRAFFIC TRAFFIC VOLUMES ENGINEERING X BACKGROUND + NET SITE TRIPS PM PEAK HOUR f �l O A. ATLANTA ST. ,I II I, 84 ig, w BAYLOR ST. 3 L = a > > , > o o ‹ a a_ a `° z = _ _ N I' 0 O m co ti CLINTON ST. N- w Qo 10 1. IV N SI. 0 ARC Mop 30 i 0I T" FIGURE 6 NWS TRAFFIC I TRAFFIC VOLUMES ENGINEERING • TRIP DISTRIBUTION PERCENTAGES PM PEAK HOUR MEMORANDUM CITY OF TIGARD, OREGON DATE: May 10, 2002 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer d7�� RE: SDR 2002-00005, Source One Daycare Center Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 67th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW east of the centerline, according to the most recent tax assessor's map. No further ROW dedications are necessary. SW 67th Avenue was recently improved as a part of the Source One Network project on the adjacent site to the north. No further improvements are necessary. 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. ENGINEERING COMMENTS SDR 2002-00005 Source One Daycare PAGE 1 A concrete sidewalk exists across the frontage of this site. 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 8-inch public sewer line in SW 67th Avenue that currently serves this site. No further sewer improvements are needed. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). No existing upstream public drainageways affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards ENGINEERING COMMENTS SDR 2002-00005 Source One Daycare PAGE 2 for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). This site is presently developed with paved parking. No additional onsite improvements that would result in additional impervious areas is proposed. Therefore, no additional onsite storm drainage improvements are necessary. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 67th Avenue is not classified as a bike facility. 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; ENGINEERING COMMENTS SDR 2002-00005 Source One Daycare PAGE 3 • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • 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. The overhead utility lines along SW 67th Avenue, adjacent to this site, were placed under ground as a part of the Source One Network project. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was prepared by NWS Traffic Engineering to identify the traffic impact to three critical intersections in the vicinity: 68th Parkway/Atlanta Street, 72nd Avenue/Dartmouth Street, and 68th Parkway/Dartmouth Street. The latter two intersections are currently failing, but Staff was not sure about the level of service (LOS) of 68th Parkway/Atlanta Street. NWS found that with the addition of the site-generated trips, the LOS of this intersection will remain at LOS D or better, which is acceptable. The other two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that ENGINEERING COMMENTS SDR 2002-00005 Source One Daycare PAGE 4 development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. NWS's report shows that this project will generate approximately 9 net new PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 1 ,917 vehicles, the project impact is approximately 0.47%. Therefore, based on simple proportions, the project contribution to this intersection is $8,545.00. Likewise, the NWS report shows that the project will generate approximately 18 net new PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. NWS estimates a TEV of approximately 2,056 vehicles. The impact from this development is approximately 0.88%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 11,733.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. The existing building is already served by that public water system. No further improvements are needed. 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. Since this project will not be adding additional impervious areas to the site, this section will not apply. ENGINEERING COMMENTS SDR 2002-00005 Source One Daycare PAGE 5 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 from the City prior to construction. This permit will be issued along with the site and/or building permit. No additional onsite grading is proposed. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to final building inspection, the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of $8,545.00. Prior to final building inspection, the applicant shall pay funds to the City for the future signalization of 68th Parkway/Dartmouth Street in the amount of $11,733.00. \englbrianr\com m entslsdr\sdr2002-00005.doc ENGINEERING COMMENTS SDR 2002-00005 Source One Daycare PAGE 6 DATE: 3 / 2 002_ PL/rS CHE N O. ('h� '�.CK Oo'L. -dO� t9 PROJECT TITLE: COUNTYWIDE (pomp M '-12 TRAFFIC IMPACT FEE WORKSHEET APPLICANT: 1 ( X014 (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: / .s / 3 c DD OyOoC) LAND USE CATEGORY RATE PER TRIP SITES NO.ADDRESS: 1/700 6 7 Ave RESIDENTIAL $226.00 BUSINESS AND COMMERCIAL $ 57.00 OFFICE $ 207.00 INDUSTRIAL $217.00 7 INSTITUTIONAL $ 94.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. INSTITUTIONAL ONLY: TRIP RATE WEEKEND AVG.TRIP RATE DEFER TO OCCUPANCY S �S <.• Cc4 (ui" (, 7 IC BASIS: 009 ;)r�,(1vJr ; (:' je s-Li ] Or. ,. .. - ) '`�.:. (7, Jl CALCULATIONS: s T-c,C i .i <` f ( (, 7 ) 5 + C x z c ' —(/5, .3/ nZ,c-4 7c q 7 u r � l � 33 5 �- 12.3 - Y�.61 x 2 .5-49_ IZ (�, �(-9� 1� . - ?l `{ � ( 7 PROJECT TRIP _ GENERATION: p FV. 7775 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: EC �� � S�� p J_.L�c P �J� e � et e.J; i�I /L°� J b ROAD AMT. G1c3 ) TRANSIT MIT. z/ Y6— PREPARED BY: S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 41,1 WASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Land Development Services 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97121 (503)846-8761 -FAX:(503)846-2908 May 22, 2002 Mathew Scheidegger, Assistant Planner City of Tigard Community Development 13125 SW Hall Boulevard Tigard, OR 97223 FAX: 503-684-7297 RE! Source One Daycare City File Number; SDR 2002-00005 Tax Map and Lot Number: 1S136DD04000 firi i, , ,,„Location: 11700 SW 67th Avenue j1 [iii ■ Washington County Department of Land Use and Transportation has received notice of the above noted application but will not be submitting any requirements/conditions. The project site is not adjacent to County-maintained road sections, nor is it expected to generate considerable off-site impacts to our nearby roadways. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-8131. Z4,4/,c A_,, I______----- ' ,. Anne LaMountain Associate Planner F:1Shared\LDS\W PSHARE\TRANSPITIG\Source1 NOCOMM.doc TO 'd 8i: T ZOOZ ZZ 6PW 8062-9V8-20S:XPJ '(130 GNF11 00 HSH('1 MEMORANDUM CITY OF TIGARD, OREGON DATE: July 5, 2002 TO: Planning File: SDR 2002-00005, Source One Daycare FROM: Brian Rager, Development Review Engineer RE: Fees for Critical Intersections Conditions 11 and 12 specified that Source One pay $8,545.00 toward 72nd/Dartmouth and $11,733.00 toward 68th/Dartmouth. After the decision was issued, the traffic engineer for Source One (NWS) contacted me to discuss the methodology for calculating the proportionate costs for developments in the Triangle. Through a series of discussions, I became convinced that there was a slight flaw in our methodology. That will be outlined briefly below. When the Babies R Us (BRU) project was approved in 1999, the "20/10" policy was enacted. The BRU impact at 72nd/Dartmouth was 1.1%, equating to $20,000 in mitigation. The impact at 68th/Dartmouth was 0.75%, equating to $10,000 in mitigation. From there forward, we would compare project impacts to those of BRU, and perform a simple proportion comparison to arrive at each development's contribution. The project impact is measured by comparing the number of site trips at the intersections during the PM Peak Hour to the "total entering volumes" (TEV) during the PM Peak Hour. The flaw arises from how each traffic engineer looks at the TEV through the two intersections. As it turns out, Kittelson included traffic from the Tri County Center when they calculated the TEV in the BRU traffic impact report. At that time, it was the right thing to do because Tri County appeared to be moving forward. Since that time, the project has stalled. The result is that some traffic engineers have not included the volumes from Tri County, thereby throwing off considerably the TEV's. Therefore, a project impact at a given intersection will appear to be much greater when the Tri County volumes are not included. NWS pointed this fact out to me and I concurred. I then had to determine how we would deal with the discrepancy and be sure that we are consistent with each subsequent development. After a discussion with the Planning Division, we arrived at an appropriate solution. The solution is to provide each traffic engineer with the TEV's calculated as a part of Kittelson's report for BRU. Using these TEV's, the impact comparison will be done within the "same playing field" as BRU. It will eliminate the discrepancy and will give us a fair comparison. NWS and I then recalculated the Source One Daycare impact as follows: 72hd/Dartmouth • PM Peak Hour site trips at intersection = 9 • PM Peak TEV (per BRU report) = 2,555 • Impact (9/2,555) = 0.35% • Proportionate share calculation: 1.1/$20,000 = 0.35/X X = $6,364.00 68th/Dartmouth • PM Peak Hour site trips at intersection = 18 • PM Peak TEV (per BRU report) 2,660 • Impact (18/2,660) = 0.68% • Proportionate share calculation: .75/$10,000 = 0.68/Y Y = $9,067.00 Therefore, based on the above calculation, Source One should actually pay $6,364.00 toward 72nd/Dartmouth and $9,067.00 toward 68th/Dartmouth. These amounts have been discussed with NWS and Source One, and all are in agreement. I recommend these dollar amounts be used versus the amounts shown in the decision. I will make changes to the conditions and fees in Permit Plan. C: BR File: SDR 2002-00005 Dick Bewersdorff, Planning Manager Matt Scheidegger, Assistant Planner Anita Dehaan, Source One Network, 11700 SW 67th Avenue, Tigard, OR 97223 John Deskins, NWS Traffic Engineering, VIA E-mail i\eng\brianr\co,respondence\sourceortodaycare.intx fees-amend-070502 doe PAGE 2 • 6/5!02 Conditions A. °ciated with Case #: SDR21 .-00005 8:57:54 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 SITE PLAN 0 Met MAS 6/5/02 MAS 1.The applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. 0001 PROVIDE INFO. ON 7FT BUFFER 0 Met MAS 6/5/02 MAS 2. Provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. 0001 PROVIDE DEED OR EASEMENT 0 Met MAS 6/5/02 MAS 3. Provide legal documentation in the form of a deed,crossover easement or contract that allows joint access from the northern property(1S136DD-03900)to the subject property(1S136DD-04000). 0001 PLANS SHOWING STREET TREES 0 Not Met MAS 5/30/02 MNK 4. Provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle,all trees must be planted at a 2?-inch minimum. 0001 PLAN OF PARKING LOT TREES 0 Not Met MAS 6/5/02 MAS 5. Provide a plan showing one(1)parking lot tree for the proposed nine(9)parking stalls and screen the parking area from adjoining properties to the east and south with a fence,relative balance between low lying and vertical shrubbery and or trees. 0001 PLAN SHOWING EXISTING GARAGE 0 Met MAS 6/5/02 MAS 6. Submit a plan showing the existing garage,it's square footage and the amount of square footage that will be used for storing mixed solid waste and recyclables. 0001 PLAN SHOWING PARKING STALLS 0 Met MAS 6/5/02 MAS 7. Provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. 0001 PLAN OF BICYCLE RACK 0 Met MAS 6/5/02 MAS 8. Provide a plan that shows the bicycle rack designed according to Section 18.765.050.C.of the Tigard Development Code. 0001 INFO.ON SIZE OF BICYCLE RACK 0 Met MAS 6/5/02 MAS 9. Provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. 0001 EVIDENCE OF NO OBSTRUCTION 0 Met MAS 6/5/02 MAS 10. Provide evidence that no hedge,or planting is between three(3)and eight(8)feet within the 30-foot visual clearance triangle on either side of the access drive. 0001 SIGNALIZATION FEE FOR 72ND 0 Not Met MAS 5/30/02 MNK 11. Prior to final building inspection,the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$8,545.00. 0001 SIGNALIZATION FEE FOR 68TH 0 Not Met MAS 5/30/02 MNK 12. Prior to final building inspection,the applicant shall pay funds to the City for the future signalization of 68th Parkway/Dartmouth Street in the amount of$11,733.00. Page 1 of 1 Source One Network, I Daycare Project SDR 2002-00005 Conditions of Approval 1. The applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. • See attached site plan 2. Provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. • The building material that will be used to cover the exposed foundation is T- 11 wood siding. This siding will match the existing wood siding. 3. Provide legal documentation in the form of a deed, crossover easement or contract that allows joint access form the northern property (1S136DD- 03900) to the subject property (1S136DD-04000). • See attached document 4. Provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle, all trees must be planted at a 2 V2 inch minimum. • See attached site plan 5. Provide a plan showing one (1) parking lot tree for the proposed nine (9) parking stalls and screen the parking area from adjoining properties to the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. • See attached site plan 6. Submit a plan showing the existing garage, its square footage and the amount of square footage that will be used for storing mixed solid waste and recyclables. • See attached plan for solid waste and recyclables storage. 7. Provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. • See attached drawing Source One Network, ' Daycare Project SDR 2002-00005 8. Provide a plan that shows the bicycle rack designed according to Section 18.765.050.0 of the Tigard Development Code. • See drawing provided below. A rack similar to this style will be used and bolted down. The area under the covered patio is approximately 15' providing amble space for unobstructed placement of bicycles. 9. Provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. • See drawing below. A daycare requires 1.5 stalls per classroom, with 4 classrooms= 6 bike slots. The below rack can hold 6 bikes. , ft' 1� UM SSW 1111 1111111111M1 1411il Ajar 10. 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Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 SITE PLAN 0 Met MAS 6/5/02 MAS 1.The applicant is required to provide a site plan showing the proposed walkway at a minimum of 6 feet in width. 0001 PROVIDE INFO.ON 7FT BUFFER 0 Met MAS 6/5/02 MAS 2. Provide information regarding the type of building material that will be used to cover the 7 feet of exposed foundation of the existing building. 0001 PROVIDE DEED OR EASEMENT 0 Met MAS 6/5/02 MAS 3.Provide legal documentation in the form of a deed,crossover easement or contract that allows joint access from the northern property(1S136DD-03900)to the subject property(1S136DD-04000). 0001 PLANS SHOWING STREET TREES 0 Met MAS 6/13/02 MAS 4. Provide a plan showing the location of street trees and information as to the size and type. Because the subject site is within the Tigard Triangle,all trees must be planted at a 2?-inch minimum. 0001 PLAN OF PARKING LOT TREES 0 Met MAS 6/13/02 MAS 5. Provide a plan showing one(1)parking lot tree for the proposed nine(9)parking stalls and screen the parking area from adjoining properties to the east and south with a fence, relative balance between low lying and vertical shrubbery and or trees. 0001 PLAN SHOWING EXISTING GARAGE 0 Met MAS 6/5/02 MAS 6. Submit a plan showing the existing garage, it's square footage and the amount of square footage that will be used for storing mixed solid waste and recyclables. 0001 PLAN SHOWING PARKING STALLS 0 Met MAS 6/5/02 MAS 7. Provide a plan showing all parking stalls along the boundaries of the parking lot to be provided with wheel stops. 0001 PLAN OF BICYCLE RACK 0 Met MAS 6/5/02 MAS 8. Provide a plan that shows the bicycle rack designed according to Section 18.765.050.C.of the Tigard Development Code. 0001 INFO. ON SIZE OF BICYCLE RACK 0 Met MAS 6/5/02 MAS 9. Provide information regarding the size of the proposed bicycle rack and the number of bikes it will hold. 0001 EVIDENCE OF NO OBSTRUCTION 0 Met MAS 6/5/02 MAS 10. Provide evidence that no hedge,or planting is between three(3)and eight(8)feet within the 30-foot visual clearance triangle on either side of the access drive. 0001 SIGNALIZATION FEE FOR 72ND 0 Not Met MAS 5/30/02 MNK 11. Prior to final building inspection,the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$8,545.00. 0001 SIGNALIZATION FEE FOR 68TH 0 Not Met MAS 5/30/02 MNK 12. Prior to final building inspection,the applicant shall pay funds to the City for the future signalization of 68th Parkway/Dartmouth Street in the amount of$11,733.00. Page 1 of 1 JUN 12 2002 2: 50PM SON INC 5f1'4 624 6860 p . 1 Source one-Aetwork, Inc. 11650 SW 67th Ave, Suite 100 OW Portland, Oregon 97223 inc. Phone: (503) 624-6020 Fax: (503) 624-6860 admin@sonic.com Fax To: _ I� l/' I�� �, �V From: Fax: - r 72, ✓ , _ Pages including cover: Phone: "3 I Date: 10 2`02 RE: "LQ�'�1(�,Q.S fLIADO CC: Comments: aeft 1(.2 kt A5 ITU g_m_____axe, cW' . V V�1 NI 1I1 Dr) Std Lo-111'\ 1\VL, i"Ie Ql(KV x k '19' , s' . t j'. i I''k i ,'-JL v /1,y1 C. -\>,kiC we. Yoyci- - r I.1)0,-k k -io CA,treQ} I2. toy wi(LP_ ohd &c ,t, O . � 03 _ __ _ . i:. _. . _ A cD 1-- - - - ---7'. , . , __IRA,,l'k M..g�f� . •A,,.. , ■ 16. arLi6G: IDS;x22' l N I 20 saps co 1 sto► *m C I yal rtc,iclr L ( 7. tbu Q.l Stb S p Lil • , 100 °.:Parbnr7 Itst -uric. All-iYt t't aye,-(664 2o�J 1 i . kik s j.h2"c Q,L out, L$ -a# 1 h:. , 14', \ ,it " A U J4i fl boxwood-5Pcu us _ 6 � � ha d� not4d t i 3. tiCkf Z _ - -- Y - s INS`jS Q Sic h-Fv►pnums V+- / 'I ' 6\ ►� s 3 mt i il • . 0 uki [(Ili 00112, Ln — c �, .� I'M akin _ / � ' . 1' It 11•' be In Sibrna N a (' , Q. i 9 Alin r-dov►,tsta!Y E -..-Pq.--. -C- - 9(1 4, V-V( ION (tie,