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SDR2002-00009 SHDIA2IHS IVDIDO'IOHDASd Mll2I1SE1A 1 60000ZOOZIIUS NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00009 CITY OF TIGARD WESTERN PSYCHOLOGICAL SERVICES Community Development Shaping_A Better Community 120 DAYS = 10/26/2002 SECTION I. APPLICATION SUMMARY FILE NAME: WESTERN PSYCHOLOGICAL SERVICES CASE NO.: Site Development Review (SDR) SDR2002-00009 Variance (VAR) VAR2002-00024 PROPOSAL: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. APPLICANT\ Jerry Koberlein APPLICANT'S Daryl Quick/Brad Huber OWNER: 7455 SW Beveland Street REP: PO Box 2469 Tigard, OR 97223 Clackamas, OR 97045 LOCATION: 7455 SW Beveland Street; WCTM 2S101AB Tax Lots, 01608. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related-park-and-ride lots, are permitted conditionally_ APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 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. 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 SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 1 OF 27 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 1. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvement in Beveland Street and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City s web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local commercial/industrial street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. 5. A profile of Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 2 OF 27 6. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 7. Prior to issuance of the site permit, the applicant shall pay the current assessment for this site as it pertains to Sewer Reimbursement District No. 15. STAFF CONTACT: Greg Berry, Utility Engineer, (503) 639-4171, ext. 2468. Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 8. The applicant shall submit a revised site plan that shows the following: A. a minimum 6 foot wide walkway between the building and public street. The path should meander to minimize the steepness and substantially conform to ADA requirements; and B. the compact parking spaces clearly labeled "Compact" or with a large "C". 9. The applicant shall submit a revised landscape plan that indicates the following: A. all proposed trees will be a minimum 2 1/2 inch caliper and that accounts for 24 caliper inches of mitigation, exclusive of required parking lot and street trees; and B. screening (either a 6' wall, 5' fence, or 4' hedge) as well as a combination of low shrubs along the full length of the north and east property lines. Existing screening may be incorporated where present, provided it is sight obscuring and properly maintained. 10. The applicant shall submit a revised front elevation that shows the following: A. two additional 3'x5' single hung windows (to match the other proposed window on the lower level) to be provided in place of the second garage door; and B. weather protection, in the form of awning, canopy, porch cover or other suitable alternative, over the main entry door. 11. Submit written sign off approval from the appropriate waste hauler regarding the serviceability of the proposed trash enclosure. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 12. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 13. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG' format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 14. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,025.00 and it shall be paid prior to final building inspection. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 3 OF 27 15. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Submit to the Planning Department (Morgan Tracy, ext. 2428) for review and approval: 16. Submit a pedestrian access easement to enable a future pedestrian connection for the abutting property to the east. This easement may be for a specific location on the subject site, or a blanket easement allowing a connecting 6 foot wide walkway for a location to be determined in the future. This walkway need not be constructed, however, the easement must authorize the abutting property to construct the connecting walkway at the time Site Development Review occurs for that property. 17. Provide wheel stops for the compact stalls, three feet from the front of the stall. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found that a home occupation permit was issued for this parcel to allow a financial advisor service. No other land use cases related to the property were found. Vicinity Information: The subject site is located west of SW 72nd Avenue and east of Highway 217 on SW Beveland. The property is currently developed with a single-family dwelling. The site is bordered on all sides by Mixed Use Employment (MUE) zoning. The parcel to the west is developed with a small office building (SDR98-00013), however, the remaining dwellings to the north and east have not been converted to commercial uses. Site Information and Proposal Description: The subject property is approximately 16,500 square feet in size and, as noted above, is developed with a single-family dwelling. The applicant proposes a change of use from residential to professional office commercial. The applicant intends to retain the existing exterior configuration and appearance of the structure and to modify the site in order to provide parking. The applicant also proposes to construct the necessary street improvements along the property frontage to bring SW Beveland up to Tigard Triangle local street standards. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received from nearby property owners. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 4 OF 27 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Land Use Decisions 18.370 Variances and Adjustments B. Zoning Districts 18.520 Commercial Zoning Districts C. Applicable Development Code Standards 18.620 Tigard Triangle Design 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 SDR Approval Criteria 18.360 E. Street and Utility Improvement Standards 18.810 F. Decision Making Procedures 18.390 Impact Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. LAND USE DECISIONS Variances and Adjustments: Section 18.370 The applicant has requested a variance to the Tigard Triangle standards related to parking lot placement. This standard requires parking lots to be placed behind or to the side of buildings. If placed on the side, the parking lot shall not exceed 50% of the property width. The applicant proposes to convert an existing single-family dwelling and construct the parking in front of the existing structure. The placement of the parking lot will enable further development on the forward portion of the site. However, the width of the parking lot will exceed the 50% property width threshold by 3 feet. In order to vary from the applicable standards in the Development Code, either a variance or an adjustment to the standard is required. Adjustments are for specific provisions of the Code with clear and objective decision criteria. If the standard to be varied from is not addressed by one of the available adjustments, then approval of a variance is required. The criteria for a variance are as follows: A. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; B. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; C. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; D. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and E. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 5 OF 27 The applicant's proposal will result in a parking lot that is three feet wider than 50% of the lot width. The applicant has proposed that the parking area be 58 feet wide to accommodate a compact stall (15.5 feet deep), a two way access aisle (24 feet across), and a standard stall (18.5 feet deep). The location of the parking area still enables a new building to be placed along the street frontage, and would make the parking lot located to the side of the new building, in conformance with that particular Tigard Triangle provision. The Tigard Triangle standards limit the width of parking lots, when located in front or to the side of new structures to minimize their presence when viewed from the street. The parking area will be buffered from the street by landscaping, and a small water detention area. By granting a three foot allowance to the parking lot width, the purpose of the standard will not be detrimentally impacted. The circumstances that stipulate the location of the parking lot are the presence of the existing house, its particular location on the site, and the narrow lot width of the property. While the shape of the lot does not hamper its ability to be developed, the existing structure essentially requires that parking be placed in front. The minimum width of a double loaded parking lot is 58 feet, while half of the lot width is 55 feet. This combination of factors may exist elsewhere in the Triangle district, but it is the specific location of the existing dwelling that hinders a fully compliant proposal in this case. How other properties in the district will develop, and whether the structures on those properties will be retained is unknown. Existing physical and natural systems will not be affected by the proposed variance. The proposal represents a 3 foot increase in the width of the parking lot as restricted by the Triangle Standards. These standards were developed for aesthetic and pedestrian access reasons, and do not specifically serve to protect physical or natural systems. The proposal, as conditioned in this decision, complies with all other relevant aspects of the development code. As stated previously, the location of the existing structure and the narrow lot width are the elements of the hardship. Both these elements are outside the applicant's control, and are therefore not self imposed. To further lessen the impact of the parking lot, the applicant has proposed that only 15.5 feet of the standard parking stall's 18.5-foot depth will be paved. The remaining 3 feet will be provided in a bumper overhang, and landscaped with low growing landscape material. Therefore, the apparent width of the parking lot (the paved and curbed portion) will be 55 feet, which meets the Triangle Standard. The variance is the minimum necessary to alleviate the hardship. B. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, medical office space, is outright permitted in the zone. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 6 OF 27 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 16,500 sq.ft. -Detached unit - -Boarding, lodging, rooming house Minimum Lot Width 50 ft 110 ft. Minimum Setbacks -Front yard o'min/10'max 83' -Side facing street on corner&through lots - - -Side yard 0-20 ft [1] 35'123' -Side or rear yard abutting more restrictive zoning district - - -Rear yard 0-20 ft [1] 37' - Distance between front of garage& property line - - abutting a public or private street. Maximum Height 45 ft 20 ft. Maximum Site Coverage [21 85% 37% Maximum Floor Area Ratio 0.4 .16(2600 sf) Minimum Landscape Requirement 15% 63% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area With the exception of the maximum front yard setback, the applicant's plans comply with the dimensional standards of the MUE zone. The non conforming setback is permissible as it is an existing condition. Any expansion of the structure would need to occur in substantial conformance with the MUE development standards; however, the applicant is only proposing to convert existing garage space and not expand the footprint of the structure. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied. C. APPLICABLE DEVELOPMENT CODE STANDARDS Tigard Triangle Design Standards (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 7 OF 27 Design Option: A. Local street spacing shall provide public street connections at intervals of no more than 660 feet; B. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: A. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; B. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; C. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Performance Option because Beveland is approximately 2,190 feet or 4/10 of a mile, which requires 3 to 4 intersections. Currently, there are five (5) intersections on Beveland. The straight-line distance from the subject property to the closest collector (72" Ave.) is 470 feet. The shortest vehicle and pedestrian trip from the subject property to 72nd Ave. is also 470 feet. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The subject site is less than an acre (0.38 acres), and all development is proposed to occur in one phase. 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 Beveland Street is neither a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed office building is 83 feet from the property line fronting SW Beveland Street. This proposal involves converting a single-family dwelling, placed toward the rear of the property into medical office space. Since the building is pre-existing, the 10 foot maximum setback cannot be satisfied. This setback is applied to any new development of structures on the property; therefore, should future expansion of the facility be proposed, it will need to occur in compliance with this setback requirement. The parking area has been designed to accommodate a future structure that can comply with the setback standard. As no new structure is proposed, this standard is satisfied. 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 SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 8 OF 27 The landscape plan indicates that a combination of landscaping and a concrete walk will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 4-foot-wide walkway connecting the building to the public street. This is not wide enough to meet the Triangle Standards. A 6-foot-wide sidewalk will need to be provided from the main entrances to SW Beveland Street. Due to the topography of the site, there is approximately 9 feet of rise between the street and the building. Staff recommends to alleviate the steepness of the grade and maintain ADA accessibility, the path should meander up the hill. FINDING: The applicant's plans do not provide a sufficient walkway connection. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The parking lot is located predominantly in front of the existing structure. This standard requires that parking for newly constructed buildings occur to the front or side. Staff has found that there remains approximately 4,000 square feet of potential development (based on the FAR limit) on this site. This future expansion would need to occur in the front of the property to conform to setback requirements. The applicant has designed the parking area so that it would be located to the side of any future building. The standard limits the parking area to 50% of the site's 110-foot frontage. However, due to the parking dimensional requirements, the parking lot will be 58 feet across, or 53% of the site's frontage. This is addressed in the variance discussion, earlier in this decision. According to the standard above, interior side and rear yards shall be landscaped to an L-2 landscape standard. However, the site plan shows the proposed trees to be planted in these areas below the 21/2-inch caliper minimum size. Therefore, the applicant will be conditioned to submit a revised landscaping plan that shows all trees to be no less than 21/2 inches in caliper. FINDING: The applicant's plans do not meet the Tigard Triangle landscape standards. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 9 OF 27 As this structure is an existing single-family dwelling, this standard does not apply, except that any modifications made to the facade must bring the structure closer into compliance with this standard. The applicant's plans call for replacing all the windows on the front of the house in the same location as the old windows. The garage is being converted to office space, and as such the garage doors are being altered. One of the two doors will become a window and main entry door. The other door is proposed to be filled in. This will create a large blank wall on the ground floor, which counters the intent of this standard. Therefore, staff recommends that two additional 3'x5' single hung windows (to match the other proposed window on that level) be provided in place of the second garage door. FINDING: The ground floor window requirement is not met. 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. The south elevation of the building is 50 feet wide. Therefore, the building is in compliance with the standard. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The applicant's narrative states that weather protection is provided, but the elevations do not indicate any specific awning, canopy, or other cover. FINDING: The pedestrian weather protection standard is not met. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building is predominantly wood-sided, in compliance with this requirement. 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 building does not have a false front or false roof. 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 there will be no roof-mounted mechanical equipment. This standard is therefore met. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 10 OF 27 • Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant is not proposing a sign with this application. Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). It should be noted that the minimum size of trees to be planted shall be 21/2 inches, while the applicant's landscape plan specifies only 2-inch caliper trees. FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 11 OF 27 CONDITIONS: • Submit a revised site plan that shows a minimum 6-foot-wide walkway between the building and public street. The path should meander to minimize the steepness and substantially conform to ADA requirements. • Submit a revised landscape plan that indicates that all proposed trees will be a minimum 21/2 inch caliper. • Submit a revised front elevation that shows two additional 3'x5' single hung windows (to match the other proposed window on that level) to be provided in place of the second garage door. • Submit a revised front elevation that indicates weather protection, in the form of awning, canopy, or porch cover over the main entry door. Access, Egress and Circulation (18.705): 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; An on-site pedestrian walkway is present between the building entrance and the street that provides access and egress. Connections to adjacent neighboring developments have not been proposed. Due to the orientation and placement of the structure on the parcel to the west, a walkway to that property would either lead to the rear of the office building, raising safety and security concerns, or would be approximately in the same location as the sidewalk connection between properties in the right of way. The property to the east has not yet been developed for commercial use; however, staff believes that a pedestrian easement should be established to enable a future pedestrian connection when that abutting property is developed. A logical location for this easement is north of the parking lot where the walk way to the main entrance is proposed. This walkway need not be constructed, however, the easement must authorize the abutting property to construct the connecting walkway at the time Site Development Review occurs. FINDING: Walkways connecting adjoining properties are insufficient. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety . Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 12 OF 27 Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be rovided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one oint of access into the parking lot that provides 24 feet of pavement and is 35 feet wide. Therefore , this standard is met. FINDING: The access, egress and circulation standards have not been completely satisfied. CONDITION:Record a 6 foot wide access/construction easement for a future walkway connection to the property to the east. This walkway need not be constructed by the applicant, but shall enable the adjoining property to construct a walkway at the time that property develops following Site Development Review approval. Environmental Performance Standards (18.725): Requires that federal and state environmental laws rules and regulations be applied to development within the City of Tigard. Section 18/25 .030 Performance Standards regulates: Noise, visible emissions, vibration and odors. The proposed medical office is not expected to generate noise beyond what would normally be expected from vehicles entering and exiting the site, visible emissions, vibrations, or odors that would be detectable beyond the property line. Between the hours of 7 AM and 9 PM the use shall not generate sound levels in excess of 50 dBA when measured at the property line of the adjacent single-family homes. This standard is applicable at all times. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a landscape plan that shows four, 2-inch caliper Raywood Claret Ash trees. These trees do not meet the 21/2-inch Tigard Triangle Standards. The trees are spaced between 25 and 30 feet apart which is sufficient for these types of trees. FINDING: The proposed street trees are insufficiently sized. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. All properties surrounding subject property are zoned MUE. However, the properties to the east and north are existing single-family homes, to the south (across SW Beveland) are commercial uses, and to the west is a similar commercial office development. Therefore, according to Table 18.745.2 of the Landscaping and Screening Chapter, the property is required to provide a "C" buffer on the north and east sides. The applicant's site plan indicates that 37 feet of buffer area will be provided along the north boundary. While this area is sufficient to meet any of the three Level C Buffer options, a combination of sight obscuring screening (hedge, fence, wall) and shrubs is required in addition, and has not been proposed. To the east, the applicant has proposed a 10-foot-wide buffer area. A majority of this buffer area is proposed to be planted with Kinnickinnick, Photinia and Katsura trees. The remaining 65 feet has an assortment of proposed Capital Pear and Thundercloud Plum trees, but is lacking screening and shrubs. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 13 OF 27 No buffer is needed along the west or south property lines according to Table 18.745.1 of the Tigard Development Code. However, the south property line is subject to Section 18.745.050.E.1 (Screening and landscaping of parking and loading areas). FINDING: The proposed buffer areas to the north and east lack adequate screening and shrubs. 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 parking that is visible from SW Beveland Street will be screened by a Photinia hedge. This hedge will need to be maintained at a three-foot height along the driveway entrance in order to meet vision clearance requirements. The applicant is proposing 5 trees for the 13 parking spaces as well as a number of other trees that will be planted around the perimeter of the parking area. This standard is met. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan submitted shows a trash enclosure and detailed elevations have also been included that shows the 6-foot-tall solid screening that will match the house siding. This standard is met. 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. The applicant's plans show gates that will screen the refuse area from the parking lot. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a revised landscape plan that shows all trees to be planted a minimum of 21/2 inches caliper. Submit a revised landscape plan that indicates screening (either a 6' wall, 5' fence, or 4' hedge) as well as, a combination of low shrubs along the full length of the north and east property lines. NOTICE OF TYPE II DECISION SDR2002-00009/wESTERN PSYCHOLOGICAL SERVICES PAGE 14 OF 27 Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not submitted a written sign off from the franchised waste hauler (Pride Disposal). This will be required as a condition of approval. Finding: The proposal has not demonstrated waste hauler approval for the proposed trash area. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is accessed from the parking lot and the enclosure is visible in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls. 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 submitted details of the trash enclosure which satisfy the minimum area needed for typical refuse containers. FINDING: The Mixed Solid Waste and Recyclables standards have not been fully met. CONDITION: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 15 OF 27 Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project at the furthest point away from the proposed building entrance is 80 feet, in compliance with this standard. 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: I) 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. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is not considered a mixed-use project as it will contain solely office space. 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 associated with both phases of the office building development has a total of 13 parking spaces. Therefore, this standard is not applicable. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 16 OF 27 Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 13 parking spaces, therefore, one (1) van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one (1) ADA space. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked as such. FINDING: The compact stalls are not clearly identified. 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 is providing wheel stops in the form of curbing on the standard parking stalls. The compact stalls will require wheel stops, located three feet back from the front of the stalls. FINDING: Wheel stops have not been provided for the compact parking stalls. NOTICE OF TYPE II DECISION SDR2002-00009/WES I ERN PSYCHOLOGICAL SERVICES PAGE 17 OF 27 Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans indicate that the standard parking spaces will be 8.5 feet by 18.5 feet and 8.5 feet by 15.5 feet for compact spaces. The access aisle will be 24 feet wide. The applicant proposes that of the 13 parking spaces, 6 will be compact. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan shows the location of the proposed bicycle rack. The rack is located between the parking lot and building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.4 spaces per 1,000 square feet. Therefore, the proposed 2,600 square foot building will be required to provide 2 bicycle rack spaces. Bicycle Parking Design Requirements: Section 18.765.050.0. 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 provided a detail of the bike rack to be used, which conforms to this standard. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.4 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide a minimum 2-stall bicycle rack. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 18 OF 27 Table 18.765.2 states that the minimum parking for Medical Office Uses is 3.9 spaces per 1,000 square feet. The maximum number of spaces is 5.9 spaces per 1,000 square feet. The building is proposed to be 2,600. The proposed building will require 10.14, rounded to 11 stalls for the proposed medical office use. The site plan indicates that 13 stalls will be provided. The maximum number of allowed spaces is 16 spaces. This standard is met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet, therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied, however, if the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a revised site plan that shows the compact spaces clearly labeled "Compact" or with a large "C". Provide wheel stops for the compact stalls, three feet from the front of the stall. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. 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. The applicant has provided a plan indicating the trees to be removed together with an arborist report addressing the condition of existing trees and protection measures for the trees to be retained. Of the 9 trees that are greater than 12 inches in diameter, 3 are considered dead, dying, diseased, or dangerous, 3 additional will be removed, and 3 trees will be retained. This represents a 33% removal (3 of 9 trees). Removal of between 25 and 50% of the total trees on site requires that 50% of the total caliper removed inches be mitigated. The three trees being removed account for 48 inches. Therefore, the applicant will be required to mitigate for 24 inches. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 19 OF 27 The applicant has provided a planting plan that shows 39, 2-inch caliper trees. Earlier in this decision it was noted that the minimum size for landscape trees in the Triangle is 21/2-inch caliper. Four of the street trees, and three of the parking lot trees are required by other standards in the code and cannot count toward mitigation. The applicant is only required to plant an additional 10, 21/2-inch caliper trees to meet the mitigation standard. By upgrading the size of the trees to be planted, the applicant's planting plan will satisfy this requirement. FINDING: The applicant's planting plan proposes insufficiently sized trees. CONDITION: Submit a revised landscape plan that indicates all trees to be a minimum of 21/2 inch caliper and that accounts for 24 caliper inches of mitigation, exclusive of required parking lot and street trees. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained between 3 and 8 feet in height at the vehicular access of the property. Based on the applicant's statement and site plan, the vision clearance standards have been met. 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: Multi Family Uses); 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. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 20 OF 27 The building is pre-existing and is not in an area identified as prone to sliding. The building is buffered from other structures and thus has adequate light and air circulation. This standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. Light fixtures are shown on the applicant's elevation drawings. This light should adequately illuminate the site. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street, which is not on a Tri-met transit route, therefore, this standard does not apply. This standard is satisfied. E. STREET AND UTILITY IMPROVEMENTS STANDARDS 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 Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is 60 feet of ROW, according to the most recent tax assessor's map. Therefore, no further ROW dedications are required. SW Beveland Street is currently improved, but not fully widened to meet the current standard. In order to mitigate the impact from this development, the applicant should construct a half- street improvement along the frontage of the site. The applicant's plans show that they will make this improvement as a part of the project. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 21 OF 27 Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing the half-street improvement along the frontage, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizino: 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 Beveland Street with a service lateral extended to this site. This site is also subject to Sewer Reimbursement District No. 15, which would require the applicant to pay the required assessment prior to issuance of the site permit. The applicant should contact Greg Berry, Utility Engineer, for the current assessment for this site. The applicant's narrative states that the proposed commercial office use will be connected to the public sewer. This will be required prior to final occupancy of the building FINDING: The existing structure is not connected to sewer. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There is no existing upstream public drainageway that would 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 the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 22 OF 27 The applicant's proposed improvements will add approximately 4,462 square feet (sf) of new impervious surfaces to this site. The CWS standards indicate that if the additional hard surface area is less than 5,000 sf, then onsite detention can be waived. Staff recommends that onsite detention be waived for this project. On site water quality treatment is still required. The plan shows that the onsite runoff will be collected in a treatment pond adjacent to Beveland Street, and will then discharge into the existing storm line in Beveland Street. This method is appropriate. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW Beveland Street is not classified as a bicycle facility. Therefore, no bicycle path or lane improvements are required. 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. Beveland Street is not designated as a bikeway. Therefore, this section does not apply. 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. Beveland Street is not designated as a bikeway. Therefore, this section does not apply. 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. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 23 OF 27 There are existing overhead utility lines along the frontage of SW Beveland Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 110 lineal feet; therefore the fee would be $3,025.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: OTAK prepared a traffic impact report for this development, dated June 14, 2002. OTAK analyzed two key intersections: SW 72"d Avenue/SW Dartmouth Street SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established by,sed upon the impact from that development. That project had an impact of 1.1% at SW 72" Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68t 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. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report That report anticipated more build- out of the triangle area, including the Tri County site at 72"d/Dartmouth. OTAK's report shows that this project will generate approximately 4 PM peak hour trips to the intersection of SW 72"d Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.16%. Therefore, based on simple proportions, the project contribution to this intersection is $2,909.00. Likewise, the OTAK report show§,that the project will generate approximately 2 PM peak hour trips at the intersection of SW 68 Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.08%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $1,067.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. There is a main line in Beveland that currently serves the residential home. The applicant will need to coordinate with TVWD prior to issuance of the building permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 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. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 24 OF 27 Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to . construction. The applicant's plans show that they will construct an extended dry detention pond to treat the onsite runoff. The preliminary sizing calculations show that they will need a pond with a volume of approximately 134 cubic feet. The area shown on the plan should accommodate a pond of this size. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division, as a part of the site permit review, will review a grading/erosion control plan. A NPDES permit is not required, as the parcel is less than five acres in size. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. 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 SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 25 OF 27 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 $17,345 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 $54,203 ($17,345 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 $36,858. The applicant has proposed to construct sidewalk improvements along SW Beveland Street since this is the frontage they are obtaining access from. The applicant will also be conditioned to contribute to the cost of signalizing the two key intersections described previously. The cost of these improvements is expected to be as follows: Sidewalk Improvement $1,320 (110 feet x $12 per linear foot) Si•nalization $3,976 ($1,067+$2,909) TOTAL $5,296 As the value of the proposed improvements is less than the remaining unmitigated impact, it is clearly proportionate to exact these improvements. Regardless, the applicant has proposed to construct these improvements. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offers the following comments: • 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. • The existing hydrant located on Beveland across from the building is acceptable. This hydrant exceeds the maximum distance of 250 feet to all portions of the building, although the change of use from residential to business will reduce the likelihood of fire in that existing building. Because this is an existing building, the existing hydrants in the immediate area satisfy the requirement for a second fire hydrant. • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. The shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case there is no center line, then assume a centerline, and place the reflectors accordingly Tualatin Valley Water District has reviewed the proposal and has no objections. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 26 OF 27 • SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 8, 2002 AND BECOMES EFFECTIVE ON AUGUST 23, 2002 UNLESS AN APPEAL IS FILED. AAp eal:� The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 22, 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. / �.., • - August 8, 2002 I":': Yorgan .cy DATE Associate Planner i:l curpin\morgan\workspacelsdr\sdr2002-00009(western psych svcs)1sdr2002-00009 draft decision.doc NOTICE OF TYPE II DECISION SDR2002-00009/IESTERN PSYCHOLOGICAL SERVICES PAGE 27 OF 27 CTY CITY of TIGARD • fib 0 I I I I I I 4-- -wig I 1 ' T - w Oi OOaAPNIC INFORMATION DY$TtM r it•■ VICINITY MAP � DARTMOUTH ST SDR2002-00009 iii VAR2002-00024 W -522... a■ ,z- K_ WESTERN ELMHURST ST PSYCHOLOGICAL , SERVICES 111111111111� O SO 1 _ 2u s„�fAb IMIT FRANKLIN ST BEVELANO ■ s i.'. �; ¢may .< r. as„..,,,„ _ .D ST` Buu 4" ■ 4 -HONK, 7_ Li J11 BEEF eENO NU� � a/HNAH �l q VI Tlpud Area Map r GONZAGA ST _ ■ N \ SW , 0 200 400 600 Feet III HAMPTON ST 1"=402 feel 411,• ,, ,.r.,,.,,,,, ,,,„ . 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CITY OF TIGARD SITE PLAN N WESTERN PSYCHOLOGICAL SERVICES (Map is not to scale) / NOTICE OF TYPE II DECISION A40111 SITE DEVELOPMENT REVIEW (SDR) 2002-00009 .TIe I CITY OF TIGARD WESTERN PSYCHOLOGICAL SERVICES Community Development ShapingA Better Community 120 DAYS = 10/26/2002 SECTION I. APPLICATION SUMMARY FILE NAME: WESTERN PSYCHOLOGICAL SERVICES CASE NO.: Site Development Review (SDR) SDR2002-00009 Variance (VAR) VAR2002-00024 PROPOSAL: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. APPLICANT\ Jerry Koberlein APPLICANT'S Daryl Quick/Brad Huber OWNER: 7455 SW Beveland Street REP: PO Box 2469 Tigard, OR 97223 Clackamas, OR 97045 LOCATION: 7455 SW Beveland Street; WCTM 2S101AB Tax Lots, 01608. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 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. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above Site Development Review request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 8, 2002 AND BECOMES EFFECTIVE ON AUGUST 23, 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 AUGUST 22, 2002. I Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 4101111 IN E. CllYn111,AIRD Millimiel IIII T c VICINITY MAP DARTMOUTH 8T 6 , SDR2002-00009 • VAR2002-00024 1 IN, WESTERN °' T ' ,) PSYCHOLOGICAL Iaf r ,, i - Ailm iI P ., 1 1 1 SERVICES ?. 1 ifinfilii:: ,. ... , ip 4,41.1%1 vii ..■ 1 11,„ 11. ,ildi W:11%.:" Om, „1:11111 -_abr. iili t4,1,4 ririnc-- a■■ " 1111 ° - HAMPTON „ •,.... i lid Cay efiip•d......... .�...... I """ I j .I_ I ..... s I j j ". 4 - i I , ti H -ii ,T) ,_.„.._.;ii__ ________.1.. m-_-_ i . & *gja 4: I, .h CST■ OF TIGARD f SDR2002.00009NAR2002.00024 SITE Puri N WESTERN PSYCHOLOGICAL SERVICES (Map is not to scale) AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2002-00009NAR2002-00024 Land Use File Name: WESTERN PSYCHOLOGICAL SERVICES I, Morgan Tracy, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 1'l q Su/ ae.�c,��•.�r� and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territgry, a copy of said notice being hereto attached and by reference made a part hereof, on the 3c-' day of -1...I7 , 2002. Signature of Person Who Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the day of LAy , 20 L., Z. . r OFFICIAL SEAL L'I'l'LGeri = SHERMAN S.CASPER .. NOTARY PUBLIC OREGON NOTARY PUBLIC OF OREGON `.- COMMISSION NO.323409 My Commission Expires: kk / 3/ 2"-s' MY COMMISSION EXPIRES MAY 13,2003 hllogin\patty\masters\affidavit of posting for applicant to post public hearing.doc WESTERN PSYCHOLOGICAL SERVICES SITE DEVELOPMENT REVIEW (SDR) 2002-00009/VARIANCE (VAR) 2002-00024 REQUEST: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been 3quested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. LOCATION : 7455 SW Beveland Street; WCTM 2S101AB, Tax Lot 1608. 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 ,naximum 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. Further information may be obtained from the Planning Division (staff contact: Morgan Tracy) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION DEVELOPMENT REVIEW CITY OF TIGARD Community Deve[opment Shaping A Better Community DATE OF NOTICE: July 2, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002.00009 Type II Land Use Application VARIANCE (VAR) 2002-00024 FILE NAME: WESTERN PSYCHOLOGICAL SERVICES PROPOSAL: The applicant is requesting Site Development Review approval to convert a single- family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. 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: 7455 SW Beveland Street; WCTM 2S101AB, Tax Lot 1608. 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 JULY 17, 2002. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 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 "AF ;able Review Criteria" described in 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 CITY of TIGARD in Ems ■ . VICINITY MAP Millibm ■ ■ I DARTMOM sT j SDR2002-00009 , VAR2002-00024 ' `- I ST WESTERN l I I 'I PSYCHOLOGICAL a, 11,,,.,,, J $' SERVICES IN TIM" T) itt . inuin.76,01 ,,..... i , flittroll VI.■■■■ I 46:41 I Mina 1111111111 al LI . _ a. _ ___I,Ti,.„,„/ 1111116, 3 ..._ , . 0.81•4171 REQUEST FOR COMMENTS CITY OFTIGARD Community(Development ShapingA Better Community DATE: lull 2,2002 TO: Matt Stine,Urban Forester/Public Works Department FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: (503)639-4171/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW MDR]2002-00009/VARIANCE IVARI 2002-00024 WESTERN PSYCHOLOGICAL SERVICES REQUEST: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. LOCATION: 7455 SW Beveland Street; WCTM 2S101AB, Tax Lot 1608. 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: JULY 17, 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: . flE•Jlces MKT- i C�t.cr ,�z�i��f,v - Ai i s7- kr SriN� Name & Number of Person Commenting: MEMORANDUM CITY OF TIGARD, OREGON DATE: August 6, 2002 TO: Morgan Tracy, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 2002-00009, Western Psychological Services 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 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 Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is 60 feet of ROW, according to the most recent tax assessor's map. Therefore, no further ROW dedications are required. SW Beveland Street is currently improved, but not fully widened to meet the current standard. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of the site. The applicant's plans show that they will make this improvement as a part of the project. ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 1 Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing the half-street improvement along the frontage, this criterion will be met. 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 Beveland Street with a service lateral extended to this site. This site is also subject to Sewer Reimbursement District No. 15, which would require the applicant to pay the required assessment prior to issuance of the site permit. The applicant should contact Greg Berry, Utility Engineer, for the current assessment for this site. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There is no existing upstream public drainageway that would affect this site. ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 2 Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's proposed improvements will add approximately 4,462 square feet (sf) of new impervious surfaces to this site. The CWS standards indicate that if the additional hard surface area is less than 5,000 sf, then onsite detention can be waived. Staff recommends that onsite detention be waived for this project. The plan shows that the onsite runoff will be collected in a treatment pond adjacent to Beveland Street, and will then discharge into the existing storm line in Beveland Street. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW Beveland Street is not classified as a bicycle facility. Therefore, no bicycle path or lane improvements are required. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 3 cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Beveland Street. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 110 lineal feet; therefore the fee would be $ 3,025.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: OTAK prepared a traffic impact report for this development, dated June 14, 2002. OTAK analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 4 The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 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. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. OTAK's report shows that this project will generate approximately 4 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.16%. Therefore, based on simple proportions, the project contribution to this intersection is $2,909.00. Likewise, the OTAK report shows that the project will generate approximately 2 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.08%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 1,067.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. There is a main line in Beveland that currently serves the residential home. The applicant will need to coordinate with TVWD prior to issuance of the building permit. ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 5 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans show that they will construct an extended dry detention pond to treat the onsite runoff. The preliminary sizing calculations show that they will need a pond with a volume of approximately 134 cubic feet. The area shown on the plan should accommodate a pond of this size. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 6 • from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division as a part of the site permit review will review a grading/erosion control plan. A NPDES permit is not required, as the parcel is less than five acres in size. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvement in Beveland Street and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 7 buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant shall submit construction plans to the Engineering Department • as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local commercial/industrial street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. A profile of Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. Prior to issuance of the site permit, the applicant shall pay the current assessment for this site as it pertains to Sewer Reimbursement District No. 15. STAFF CONTACT: Greg Berry, Utility Engineer, (503) 639-4171, ext. 2468. ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 8 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 a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,025.00 and it shall be paid prior to final building inspection. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. I 1eng\bri anr\com m ents\sdrlsdr2002-00009.doc ENGINEERING COMMENTS SDR 2002-00009 Western Psychological PAGE 9 Morgan Tracy-WESTERN PSYCHOL ,AL SERVICES.DOC Page 1 7f(e% 5pR2ot-00 J9 TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION July 9,2002 Morgan Tracy,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard,OR 97223 Re: Western Psychological Services Dear Morgan, 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. 2. The existing hydrant located on Beveland,across from the building, is acceptable. This hydrant exceeds the maximum distance of 250 feet to all portions of the building,although the change of use from residential to business will reduce the likelihood of fire in that existing building. Because this is an existing building,the requirement for a second fire hydrant is satisfied by the existing hydrants in the immediate area. 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) Please contact me at(503)612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal 7401 SW Washo Court,Suite 101 •Tualatin,Oregon!T 22•oT®.(503)612-7000•Fax(503)612-7003•www.tvfr.com REQUEST FOR COMMENTS CITY OFTIGARD Community Development Shaping getter Community DATE: July 2,2002 r1'' Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner 1x24281 Phone: (503)639-4171/Fax: (503)6114-1297 SITE DEVELOPMENT REVIEW ISDR)2002-00009/VARIANCE[VAR)2002-00024 ➢ WESTERN PSYCHOLOGICAL SERVICES < REQUEST: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. LOCATION: 7455 SW Beveland street; WCTM 2S101AB, Tax Lot 1608. 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 emplcyment 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•Materrals.fory our review. From information supplied by various departments and agencies and frog ' —ira motion-.auk' bleer6oeizi, staff, a report and recommendation will be prepared and a decision will be ren s-'ed on the proposal in then If you wish to comment on this application, WE NEED YOUR COMMENT' BACK BY: JULY 17, 2002. You ay us he space provided below or attach a separate letter to return your corn -nts. If you are unable to respon y the a ve date, please phone the staff contact noted above with your comme . -nd confirm your comments<in writing a soon as possible. If you have any questions, contact the Tigard Planning 11 n, 13125 SW Hall Boulevard, Tig d, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: • XWe have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: C V". im)z ouixaauioua (MA,L 9860 T6s Cos %V:1 8s:f30 :)iii. 7.O/81;,0 Morgan Tracy-WESTERN PSYCHOLO r"'`AL SERVICES.DOC Page 1 a, TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION July 9,2002 Morgan Tracy,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Western Psychological Services Dear Morgan, 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. 2. The existing hydrant located on Beveland,across from the building, is acceptable. This hydrant exceeds the maximum distance of 250 feet to all portions of the building, although the change of use from residential to business will reduce the likelihood of fire in that existing building. Because this is an existing building,the requirement for a second fire hydrant is satisfied by the existing hydrants in the immediate area. 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) Please contact me at(503)612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal 7401 SW Washo Court,Suite 101 •Tualatin,Oregon ffWe2•d[41.(503)612-7000•Fax(503)612-7003•www.tvfr.com DATE: PLANS CHECK NO. PROJECT TITLE: COUNTYWIDE WESTERN PSYCHOLGICAL SERVICE TRAFFIC IMPACT FEE WORKSHEET APPLICANT (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 239.00 BUSINESS AND COMMERCIAL $ 60.00 X OFFICE $ 220.00 INDUSTRIAL $ 230.00 INSTITUTIONAL $ 99.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) USE LAND CATEGORY DESCRIPTION OF USE WEEKDAY AVG INSTITUTIONAL ONLY DEFER TO OCCUPANCY 720 Medical Office TRIP RATE 34.17 WEEKEND AVG.TRIP RATE BASIS: The applicant proposes converting a single- family residence to a 2,600 sq. ft. medical office CALCULATIONS: TIF = (( Week day Avg. Trips X T.G.S.F.) - credit ) X Rate Per Trip $17,345 = (( 34.17 X 2.6 ) - 10 ) X $220 Transit Amt. = Projected Trip Rate X $18 $1,422 = 79 X $18 PROJECT TRIP GENERATION: 79 FEE: $17,345 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: 10 trip credit applied for previous use, one S.F.R. ROAD AMT. $15,923 TRANSIT AMT. $1,422 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 44. REQUEST FOR COMMENTS CITY OFTIGARD Community Development Shaping Better Community DATE: July 2,2002 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2002-00009/VARIANCE(VAR)2002-00024 WESTERN PSYCHOLOGICAL SERVICES REQUEST: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. LOCATION: 7455 SW Beveland Street; WCTM 2S101AB, Tax Lot 1608. 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: JULY 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: �o� ,�-9`� =. CITY of TIGARD =mo co. GEOGRAPHIC INFORMATION SYSTEM IIIIIIIIIIIII _ VICINITY MAP IDARTMOUTH ST SDR2002-00009 i VAR2002-00024 w WESTERN / ”Ill ELMHURST ST PSYCHOLOGICAL riii N-D co SERVICES m Pill� !lir, FR ANKLIN S a°�� FE'a fl Sr . EL4ND S ■ , �. ;i till Af. BEVELAND ST � � suukrA.i;. r I eF},FBENORD. J ; W ■ . '_._ Q ... Tigard Area Map GA ST MI ( N 111111 CO an CO \ - MI ,, 0 200 400 600 Feet HAMPTON ST 1" 402 feet A 1SW a City of Tigard ti } Information on this map is for general location only and should be verified with the Development Servius Division. I L_ 13125 SW Hall Blvd a Tigard,OR 97223 . 1111 (503)639-4171 \ httpJ/waw.ci.ligard.or.us Community Development Plot date:Jun 28,2002;C:lmagic\MAGIC03.APR • 1 I 71.1 s...1. ... .... .... / . ... I /107 I I 1 I 11 2' .1 11. ...... ''. N. 1600 I 0.1700 I ■ . ..._-.. I I 1 I 4Z :,, ••„. I I I / ..-........ 1 I / ....... . q.211ctri:\sil.0.37:470.5Emr: 0 twit:0, 4 7.0' . ....... 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REQUEST FOR COMMENTS CITY Of TIGARD Community DDeve(opment Shaping))Better Community DATE: luly 2,2002 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner 1x24281 Phone: 15031639-4171/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW ISDRI 2002-00009/VARIANCE(VAR)2002-00024 WESTERN PSYCHOLOGICAL SERVICES REQUEST: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. LOCATION: 7455 SJV Beveland Street; WCTM 2S101AB, Tax Lot 1608. 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: JULY 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: • CITY TIGARD REQUEST FOR COQ :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: `72 L-&tiC C / FILE NAME: u .+mac-rowe,i � 5 •Rv/c.c-,, CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ['Central DEast ['South ['West RIProposal Descrip.in Library CIT Book CITY OFFICES ass At-RerfiP/Rae,rV �/a.4 r6Rr41.' „/.x N Rt.,7, —refit ,,,0077- LONG RANGE PLANNING/Barbara Shields,Planning Mgr.((,,�L COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. ✓ LICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPTJBrian Rager,Dvlpmnt Review EngineerVATER DEPT./Dennis Koellermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder _"PUBLIC WORKS/John Roy.Property Manager / UBLIC WORKS/Matt Stine,Urban Forester PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! L.DJSherman Casper,Permit Coord.(sorvcuP re TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*✓ TUALATIN VALLEY FIRE&RESCUE • _ TUALATIN VALLEY WATER DISTRICT• ' CLEANWATER SERVICES * Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services PO Box 369 PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 _ Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G —CITY OF KING CITY* _ Jennifer Budhabhatti,RegonalPlanner(Wetlartds) 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(Powenines 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(DEQ) ODOT,REGION 1 * Anne LaMountain(IGANRB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy(GANRB( David Knowles,Planning Bureau Or 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(cP,acu)tas la 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)Ms IS Portland,OR 97204 _Dona Mateja(zcA)Ms 14 — WCCCA(911)(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A • Dave Austin Jane Estes,Perms Specialist 17911 NW Evergreen Parkway 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97006 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _AT&T CABLE _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Anne.ations omy) Pat McGann (If Protect 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;Ore,EorM ,r,o,.9 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 • . AFFIDAVIT OF MAILING CITY OF TIOARD Community Development Shaping Better Community I, Patricia L. Lunsforr4 being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative SpeciaCut for the City of7igarWashington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2002-00009/VAR2002-00024 - WESTERN PSYCHOLOGICAL SERVICES ❑ 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 July 2,2002,and deposited in the United States Mail on JUN 2,2002, postage prepaid. / ,i, / 'tk ■W_u�.....i57, (Persr-that Pr.par- otice) STATE OF ORGON ) County of Washington )ss. City of'Tigard ) Subscribed and sworn/affirmed before me on the /3 day of , 2002. .".. --;.s; OFFICIAL SEgL /i,)2�,�: _�' DIANE M JELDERICS I'"`,'�� COTAgYPUBLICOREGON MY cOMM SSION EXP R S SEP 8p7� R �IB a OF 0 i My Commission I- es: c/7 o a EXHIT Cr A NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY TY OF OF TIGARD Community cDeveCopment Shaping,l Better Community DATE OF NOTICE: July 2, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00009 Type II Land Use Application VARIANCE (VAR) 2002-00024 FILE NAME: WESTERN PSYCHOLOGICAL SERVICES PROPOSAL: The applicant is requesting Site Development Review approval to convert a single- family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. 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: 7455 SW Beveland Street; WCTM 2S101AB, Tax Lot 1608. 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 JULY 17, 2002. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 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 "Apr able Review Criteria" described in tf 3ction above or any other criteria believed to be applicable to mnis 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." VICINITY MAP ' --I ' DARTMOUTH SDR2002-00009 VAR2002-00024 lis, Cl.' WESTERN ' IIIIIII 1 f ST I PSYCHOLOGICAL .,,.., i 1 (jii SERVICES *IIiL ! MEN um • MO 40P NM ftel V_TiST v•«©ar I/j// — CIry dTMrd , i�.• 2S10160-00100 2S 101 AB-02700 ACKERLY COMMUNICATIONS OF EA .ARDWARE&G•'s INC THE NORTHWEST INC ATTN:TAX I- • - 3601 6TH AVE S PO BO. SEATTLE,WA 98134 Nt'TH WILKESBORO,NC •:656 2S101AB-01502 2S101AB-02707 ANDERSON ARDELLE C • ARDWARE& •' P N INC 7565 SW HERMOSO WAY ATTN:TAX I • •3) TIGARD,OR 97223 PO :! 11 ••RTH WILKESBORO,N ':656 2S101AB-01100 2S101AB-01600 BAUER DANIEL E& ERDLE WILLIAM J BAUER BARBARA G 7405 SW BEVELAND RD 12335 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01200 25101 AB-01602 BAUER DANIEL E&BARBARA GIBSON KLAUS P&CORNELIA 7275 SW HERMOSO 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S 101 AB-01800 2S 101 AB-01603 BOEHM GENE G BEATRICE G HARLAN BRIAN&MAI 7380 SW HERMOSA WAY 7270 SW HERMOSO WAY TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01403 2S101AB-01501 COLWELL GREGGORY W JOENS JOHN D MARJORIE A 7435 SW HERMOSO WAY PMB 162 TIGARD,OR 97223 11575 SW PACIFIC HWY TIGARD,OR 97223 2S 101 AB-02706 2S 101 AB-01608 EAGLE HARDWARE&GARDEN INC KOBERLEIN GERRY GENE ATTN:TAX DEPT(TA3) 7455 SW BEVELAND RD PO BOX 1111 TIGARD,OR 97223 NORTH WILKESBORO,NC 28656 2S101AB-02705 2S101AB-01300 GLE HARDWARE&G•'% C LAURENS MICHAEL F ATT : • . DEP • ) 61415 ROCK BLUFF LN PO B• BEND,OR 97702 i'TH WILKESBORO, •. :656 2 1AB-02702 2S 101 AB-01402 EAGLERA . • s'E&GA'I LYMAN RODNEY C MARGARET ATTN:TAX D • 7395 SW HERMOSO WY PO B• 11 TIGARD,OR 97223 ••TH WILKESBORO,NC 28656 2S 101 AB-02701 2S 101 BA-00401 E•. HARDWARE& •'0EN INC MARTIN GORDON R&SHEILA ATTN:T• ' : • •3) 12265 SW 72ND PO BOX 11 TIGARD,OR 97223 O' • ILKESBORO,NC 28.56 • 2S 101 BA-00300 2S 101 AB-01604 MARTIN GORDON RICHARD& STOBER LOUIE A&JESSIE L MARTIN GORDON STEVEN 7305 SW BEVELAND RD PO BOX 740 TIGARD,OR 97223 GLENEDEN BEACH, OR 97388 23101AB-01400 23101AB-01609 MARTIN GORDON S& TRIANGLE PROPERTIES MARTIN GORDON R 7505 SW BEVELAND RD BY IPM TIGARD,OR 97223 721 SW OAK ST#100 PORTLAND,OR 97205 2S101AB-02703 2S101AB-01404 MCCAFFERY HUGH R&NANCY J TRS VON RENCHLER MARVIN J& 7450 SW BEVELAND ST STE 100 MARY E TIGARD,OR 97223 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-02704 2S101AC-01900 NEWHAM DAVID ALLEN&BARBARA AN WASHINGTON COUNTY SCHOOL 14060 SW HIGH TORR DR DISTRICT NO.23 TIGARD,OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 2S101AB-01401 2S101AB-01900 PHILLIPS JASON E/CAROLYN L WHITETHORN LLC 7355 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-01607 2S101AB-01601 RAND STEPHEN C WHITNEY EUGENE P 7540 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S101AB-01700 ROTH ALAN D AND LINDA A 7420 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01500 SJP LLC 7615 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01606 SLOAN DAVID MARTIN SLOAN KAREN MARIE 7355 SW BEVELAND RD 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 410 AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping)4 Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior AdministrativeSpecia1st for the City of Tigard, Washington County, Oregon and that I served the following: )Check Arproprate Box(s)Belavl E3 NOTICE OF DECISION FOR: SDR2002-00009/VAR2002-00024 — WESTERN PSYCHOLOGICAL SERVICES ❑ 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 August 8,2002, and deposited in the United States Mail on August 8,2002, postage prepaid. dZtls() ". ' (Perso that repared Notice) . STATE OE OrACGOTI ) County of Washington )ss City of Tigard ) �3 day of Subscribed and sworn/affirmed before me on the , 2002. 5 OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION P �� 4 COMMISSION EXPIRES RES SEPT.SE Y 07,2003 NOTARY PUB C F 4EB My Commission Eftplres: /7/03 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00009 CITY OF TIGARD Community Development WESTERN PSYCHOLOGICAL SERVICES sliaping_A(Better Community 120 DAYS = 10/26/2002 SECTION I. APPLICATION SUMMARY FILE NAME: WESTERN PSYCHOLOGICAL SERVICES CASE NO.: Site Development Review (SDR) SDR2002-00009 Variance (VAR) VAR2002-00024 PROPOSAL: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. APPLICANT\ Jerry Koberlein APPLICANT'S Daryl Quick/Brad Huber OWNER: 7455 SW Beveland Street REP: PO Box 2469 Tigard, OR 97223 Clackamas, OR 97045 LOCATION: 7455 SW Beveland Street; WCTM 2S101AB Tax Lots, 01608. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triancle, a regional mixed-use employment district bounded by Pacific Highway (-Iwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 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. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above Site Development Review request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 8, 2002 AND BECOMES EFFECTIVE ON AUGUST 23, 2002 UNLESS AN APPEAL IS FILED. AAp eal:� The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 22, 2002. I Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. mai * VICINITY MAP _ waTUaun+ST II SDR2002-00009 - - , VAR2002-00024 ■' I y ST -� WESTERN mg E'I SERVICES OGICAL / entiolir, 4 ifinitiiii -... UM il - taill ■ 1! et .. IL . 200 I 800 NO ,„ Nii IwwTOa .I.., + • II c.,of Tiss,d ■ ■ 1 .'7:=., jj I .m i I I zon4m ) 0,..�..�.. .....,...,... .ii,pai 124,..... , I. i ,��_ � �. ��_ a _. _ .„ �,,w„,N BEVELAND STREET j '—`— airy OF TIGARD t SDR2002.00009NAR2002.00024 SITE PLAN N WESTERN PSYCHOLOGICAL SERVICES (M le not to scale} S k20o. - EXEBIT 9 2S101 BD-00100 2S101AB-02700 ACKERLY COMMUNICATIONS OF EA .ARDWARE&G•': INC THE NORTHWEST INC ATTN:TAX •- • - 3601 6TH AVE S PO BO. SEATTLE,WA 98134 Nc•TH WILKESBORO, NC ":656 2S 101 AB-01502 2S 101 AB-02707 ANDERSON ARDELLE C • - ARDWARE& •'S N INC 7565 SW HERMOSO WAY ATTN:TAX I • •3) TIGARD,OR 97223 PO :! 11 ••RTH WILKESBORO,N ':656 2S 101 AB-01 100 2S 101 AB-01600 BAUER DANIEL E& ERDLE WILLIAM J BAUER BARBARA G 7405 SW BEVELAND RD 12335 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2 S 101 AB-01200 2S 101 AB-01602 BAUER DANIEL E&BARBARA GIBSON KLAUS P&CORNELIA 7275 SW HERMOSO 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S 101 AB-01800 2S 101 AB-01603 BOEHM GENE G BEATRICE G HARLAN BRIAN&MAI 7380 SW HERMOSA WAY 7270 SW HERMOSO WAY TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01403 2S101AB-01501 COLWELL GREGGORY W JOENS JOHN D MARJORIE A 7435 SW HERMOSO WAY PMB 162 TIGARD,OR 97223 11575 SW PACIFIC HWY TIGARD,OR 97223 2S 101 AB-02706 2S 101 AB-01608 EAGLE HARDWARE&GARDEN INC KOBERLEIN GERRY GENE ATTN:TAX DEPT(TA3) 7455 SW BEVELAND RD PO BOX 1111 TIGARD,OR 97223 NORTH WILKESBORO, NC 28656 2S 101 AB-02705 2S 101 AB-01300 GLE HARDWARE&G•'% • C LAURENS MICHAEL F ATT : • . DEP • ) 61415 ROCK BLUFF LN PO B• BEND,OR 97702 �'TH WILKESBORO, •. :656 2 1AB-02702 2S 101 AB-01402 EAGLE RA _'E&GA"• LYMAN RODNEY C MARGARET ATTN:TAX D • • 7395 SW HERMOSO WY PO B• 11 TIGARD,OR 97223 •'TH WILKESBORO, NC 28656 2S 101 AB-02701 2S 101 BA-00401 E• . HARDWARE& •'eEN INC MARTIN GORDON R&SHEILA ATTN:1-• ' : • •3) 12265 SW 72ND PO BOX 11 TIGARD,OR 97223 O' • ILKESBORO,NC 28.56 2S 101 BA-00300 2S 101 AB-01604 MARTIN GORDON RICHARD& STOBER LOUIE A&JESSIE L MARTIN GORDON STEVEN 7305 SW BEVELAND RD PO BOX 740 TIGARD,OR 97223 GLENEDEN BEACH,OR 97388 2S 101 AB-01400 2S 101 AB-01609 MARTIN GORDON S& TRIANGLE PROPERTIES MARTIN GORDON R 7505 SW BEVELAND RD BY IPM TIGARD,OR 97223 721 SW OAK ST#100 PORTLAND,OR 97205 2S 101 AB-02703 2S 101 AB-01404 MCCAFFERY HUGH R&NANCY J TRS VON RENCHLER MARVIN J& 7450 SW BEVELAND ST STE 100 MARY E TIGARD,OR 97223 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-02704 2S101AC-01900 NEWHAM DAVID ALLEN&BARBARA AN WASHINGTON COUNTY SCHOOL 14060 SW HIGH TORR DR DISTRICT NO.23 TIGARD,OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 25 101 AB-01401 25101 AB-01900 PHILLIPS JASON E/CAROLYN L WHITETHORN LLC 7355 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-01607 2S101AB-01601 RAND STEPHEN C WHITNEY EUGENE P 7540 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S101AB-01700 ROTH ALAN D AND LINDA A 7420 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01500 SJP LLC 7615 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01606 SLOAN DAVID MARTIN SLOAN KAREN MARIE 7355 SW BEVELAND RD 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 78t'' 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 AFFIDAVIT OF MAILING `' CITY OF TIOARD Community(Development SliapingA 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 8eproprate Boxtsl Bebw) © NOTICE OF DECISION FOR: SDR2002-00009/VAR2002-00024 — WESTERN PSYCHOLOGICAL SERVICES ❑ 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 August 8,2002,and deposited in the United States Mail on August 8,2002, postage prepaid. 4 7 • Imo- (Person that'repare• oti•-) S7*1E OAF OREGON ) County of Washington )ss. City of Tigard- Subscribed and sworn/affirmed before me on the 73 day of , 2002. OFFICIAL SEAL p;`r`:7124 DIANE M JELDERKS )711 gig'' NOTARY PUBLIC-OREGON COMMISSION NO.326578 Q )�- 4 MY COMMISSION EXPIRES SEPT.07,2003 ' I I ' ' I I I ' I '• My Commission Expires' 7/7 q.3 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00009 'i� CITY OF TIGARD WESTERN PSYCHOLOGICAL SERVICES Community Development Shaping Better Community 120 DAYS = 10/26/2002 SECTION I. APPLICATION SUMMARY FILE NAME: WESTERN PSYCHOLOGICAL SERVICES CASE NO.: Site Development Review (SDR) SDR2002-00009 Variance (VAR) VAR2002-00024 PROPOSAL: The applicant is requesting Site Development Review approval to convert a single-family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. APPLICANT\ Jerry Koberlein APPLICANT'S Daryl Quick/Brad Huber OWNER: 7455 SW Beveland Street REP: PO Box 2469 Tigard, OR 97223 Clackamas, OR 97045 LOCATION: 7455 SW Beveland Street; WCTM 2S101AB Tax Lots, 01608. 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 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 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. 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 SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 1 OF 27 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 1. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvement in Beveland Street and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. VOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City s web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local commercial/industrial street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. 5. A profile of Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 2 OF 27 6. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 7. Prior to issuance of the site permit, the applicant shall pay the current assessment for this site as it pertains to Sewer Reimbursement District No. 15. STAFF CONTACT: Greg Berry, Utility Engineer, (503) 639-4171, ext. 2468. Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 8. The applicant shall submit a revised site plan that shows the following: A. a minimum 6 foot wide walkway between the building and public street. The path should meander to minimize the steepness and substantially conform to ADA requirements; and B. the compact parking spaces clearly labeled "Compact" or with a large "C". 9. The applicant shall submit a revised landscape plan that indicates the following: A. all proposed trees will be a minimum 2 1/2 inch caliper and that accounts for 24 caliper inches of mitigation, exclusive of required parking lot and street trees; and B. screening (either a 6' wall, 5' fence, or 4' hedge) as well as a combination of low shrubs along the full length of the north and east property lines. Existing screening may be incorporated where present, provided it is sight obscuring and properly maintained. 10. The applicant shall submit a revised front elevation that shows the following: A. two additional 3'x5' single hung windows (to match the other proposed window on the lower level) to be provided in place of the second garage door; and B. weather protection, in the form of awning, canopy, porch cover or other suitable alternative, over the main entry door. 11. Submit written sign off approval from the appropriate waste hauler regarding the serviceability of the proposed trash enclosure. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 12. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 13. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG' format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 14. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project,ect, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,025.00 and it shall be paid prior to final building inspection. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 3 OF 27 15. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Submit to the Planning Department (Morgan Tracy, ext. 2428) for review and approval: 16. Submit a pedestrian access easement to enable a future pedestrian connection for the abutting property to the east. This easement may be for a specific location on the subject site, or a blanket easement allowing a connecting 6 foot wide walkway for a location to be determined in the future. This walkway need not be constructed, however, the easement must authorize the abutting property to construct the connecting walkway at the time Site Development Review occurs for that property. 17. Provide wheel stops for the compact stalls, three feet from the front of the stall. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found that a home occupation permit was issued for this parcel to allow a financial advisor service. No other land use cases related to the property were found. Vicinity Information: The subject site is located west of SW 72nd Avenue and east of Highway 217 on SW Beveland. The property is currently developed with a single-family dwelling. The site is bordered on all sides by Mixed Use Employment (MUE) zoning. The parcel to the west is developed with a small office building (SDR98-00013), however, the remaining dwellings to the north and east have not been converted to commercial uses. Site Information and Proposal Description: The subject property is approximately 16,500 square feet in size and, as noted above, is developed with a single-family dwelling. The applicant proposes a change of use from residential to professional office commercial. The applicant intends to retain the existing exterior configuration and appearance of the structure and to modify the site in order to provide parking. The applicant also proposes to construct the necessary street improvements along the property frontage to bring SW Beveland up to Tigard Triangle focal street standards. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received from nearby property owners. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 4 OF 27 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Land Use Decisions 18.370 Variances and Adjustments B. Zoning Districts 18.520 Commercial Zoning Districts C. Applicable Development Code Standards 18.620 Tigard Triangle Design 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 SDR Approval Criteria 18.360 E. Street and Utility Improvement Standards 18.810 F. Decision Making Procedures 18.390 Impact Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. LAND USE DECISIONS Variances and Adjustments: Section 18.370 The applicant has requested a variance to the Tigard Triangle standards related to parking lot placement. This standard requires parking lots to be placed behind or to the side of buildings. If placed on the side, the parking lot shall not exceed 50% of the property width. The applicant proposes to convert an existing single-family dwelling and construct the parking in front of the existing structure. The placement of the parking lot will enable further development on the forward portion of the site. However, the width of the parking lot will exceed the 50% property width threshold by 3 feet. In order to vary from the applicable standards in the Development Code, either a variance or an adjustment to the standard is required. Adjustments are for specific provisions of the Code with clear and objective decision criteria. If the standard to be varied from is not addressed by one of the available adjustments, then approval of a variance is required. The criteria for a variance are as follows: A. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; B. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; C. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; D. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and E. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. NOTICE OF TYPE II DECISION SDR2002-00009/VVESTERN PSYCHOLOGICAL SERVICES PAGE 5 OF 27 The applicant's proposal will result in a parking lot that is three feet wider than 50% of the lot width. The applicant has proposed that the parking area be 58 feet wide to accommodate a compact stall (15.5 feet deep), a two way access aisle (24 feet across), and a standard stall (18.5 feet deep). The location of the parking area still enables a new building to be placed along the street frontage, and would make the parking lot located to the side of the new building, in conformance with that particular Tigard Triangle provision. The Tigard Triangle standards limit the width of parking lots, when located in front or to the side of new structures to minimize their presence when viewed from the street. The parking area will be buffered from the street by landscaping, and a small water detention area. By granting a three foot allowance to the parking lot width, the purpose of the standard will not be detrimentally impacted. The circumstances that stipulate the location of the parking lot are the presence of the existing house, its particular location on the site, and the narrow lot width of the property. While the shape of the lot does not hamper its ability to be developed, the existing structure essentially requires that parking be placed in front. The minimum width of a double loaded parking lot is 58 feet, while half of the lot width is 55 feet. This combination of factors may exist elsewhere in the Triangle district, but it is the specific location of the existing dwelling that hinders a fully compliant proposal in this case. How other properties in the district will develop, and whether the structures on those properties will be retained is unknown. Existing physical and natural systems will not be affected by the proposed variance. The proposal represents a 3 foot increase in the width of the parking lot as restricted by the Triangle Standards. These standards were developed for aesthetic and pedestrian access reasons, and do not specifically serve to protect physical or natural systems. The proposal, as conditioned in this decision, complies with all other relevant aspects of the development code. As stated previously, the location of the existing structure and the narrow lot width are the elements of the hardship. Both these elements are outside the applicant's control, and are therefore not self imposed. To further lessen the impact of the parking lot, the applicant has proposed that only 15.5 feet of the standard parking stall's 18.5-foot depth will be paved. The remaining 3 feet will be provided in a bumper overhang, and landscaped with low growing landscape material. Therefore, the apparent width of the parking lot (the paved and curbed portion) will be 55 feet, which meets the Triangle Standard. The variance is the minimum necessary to alleviate the hardship. B. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, medical office space, is outright permitted in the zone. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 6 OF 27 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMM_ ERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 16,500 sq. ft. - Detached unit - - Boarding, lodging, rooming house Minimum Lot Width 50 ft 110 ft. Minimum Setbacks -Front yard 0'min/10'max 83' -Side facing street on corner&through lots - - -Side yard 0-20 ft[1] 35'123' -Side or rear yard abutting more restrictive zoning district - - -Rear yard 0-20 ft[1] 37' -Distance between front of garage & property line - - abutting a public or private street. Maximum Height 45 ft 20 ft. Maximum Site Coverage [2] 85% 37% Maximum Floor Area Ratio 0.4 .16 (2600 sf) Minimum Landscape Requirement 15% 63% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area With the exception of the maximum front yard setback, the applicant's plans comply with the dimensional standards of the MUE zone. The non conforming setback is permissible as it is an existing condition. Any expansion of the structure would need to occur in substantial conformance with the MUE development standards; however, the applicant is only proposing to convert existing garage space and not expand the footprint of the structure. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied. C. APPLICABLE DEVELOPMENT CODE STANDARDS Tigard Triangle Design Standards (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 7 OF 27 Design Option: A. Local street spacing shall provide public street connections at intervals of no more than 660 feet; B. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: A. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; B. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; C. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Performance Option because Beveland is approximately 2,190 feet or 4/10 of a mile, which requires 3 to 4 intersections. Currently, there are five (5) intersections or Beveland. The straight-line distance from the subject property to the closest collector (72n Ave.) is 470 feet. The shortest vehicle and pedestrian trip from the subject property to 72nd Ave. is also 470 feet. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The subject site is less than an acre (0.38 acres), and all development is proposed to occur in one phase. 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 Beveland Street is neither a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed office building is 83 feet from the property line fronting SW Beveland Street. This proposal involves converting a single-family dwelling, placed toward the rear of the property into medical office space. Since the building is pre-existing, the 10 foot maximum setback cannot be satisfied. This setback is applied to any new development of structures on the property; therefore, should future expansion of the facility be proposed, it will need to occur in compliance with this setback requirement. The parking area has been designed to accommodate a future structure that can comply with the setback standard. As no new structure is proposed, this standard is satisfied. 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 SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 8 OF 27 The landscape plan indicates that a combination of landscaping and a concrete walk will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision under Chapter 18.745 (Landscaping & Screening). Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 4-foot-wide walkway connecting the building to the public street. This is not wide enough to meet the Triangle Standards. A 6-foot-wide sidewalk will need to be provided from the main entrances to SW Beveland Street. Due to the topography of the site, there is approximately 9 feet of rise between the street and the building. Staff recommends to alleviate the steepness of the grade and maintain ADA accessibility, the path should meander up the hill. FINDING: The applicant's plans do not provide a sufficient walkway connection. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The parking lot is located predominantly in front of the existing structure. This standard requires that parking for newly constructed buildings occur to the front or side. Staff has found that there remains approximately 4,000 square feet of potential development (based on the FAR limit) on this site. This future expansion would need to occur in the front of the property to conform to setback requirements. The applicant has designed the parking area so that it would be located to the side of any future building. The standard limits the parking area to 50% of the site's 110-foot frontage. However, due to the parking dimensional requirements, the parking lot will be 58 feet across, or 53% of the site's frontage. This is addressed in the variance discussion, earlier in this decision. According to the standard above, interior side and rear yards shall be landscaped to an L-2 landscape standard. However, the site plan shows the proposed trees to be planted in these areas below the 21/2-inch caliper minimum size. Therefore, the applicant will be conditioned to submit a revised landscaping plan that shows all trees to be no less than 21/2 inches in caliper. FINDING: The applicant's plans do not meet the Tigard Triangle landscape standards. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2002-00009/wESTERN PSYCHOLOGICAL SERVICES PAGE 9 OF 27 As this structure is an existing single-family dwelling, this standard does not apply, except that any modifications made to the façade must bring the structure closer into compliance with this standard. The applicant's plans call for replacing all the windows on the front of the house in the same location as the old windows. The garage is being converted to office space, and as such the garage doors are being altered. One of the two doors will become a window and main entry door. The other door is proposed to be filled in. This will create a large blank wall on the ground floor, which counters the intent of this standard. Therefore, staff recommends that two additional 3'x5' single hung windows (to match the other proposed window on that level) be provided in place of the second garage door. FINDING: The ground floor window requirement is not met. 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. The south elevation of the building is 50 feet wide. Therefore, the building is in compliance with the standard. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The applicant's narrative states that weather protection is provided, but the elevations do not indicate any specific awning, canopy, or other cover. FINDING: The pedestrian weather protection standard is not met. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building is predominantly wood-sided, in compliance with this requirement. 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 building does not have a false front or false roof. 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 there will be no roof-mounted mechanical equipment. This standard is therefore met. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 10 OF 27 Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant is not proposing a sign with this application. Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply- L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping & Screening). It should be noted that the minimum size of trees to be planted shall be 21/2 inches, while the applicant's landscape plan specifies only 2-inch caliper trees. FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 11 OF 27 CONDITIONS: • Submit a revised site plan that shows a minimum 6-foot-wide walkway between the building and public street. The path should meander to minimize the steepness and substantially conform to ADA requirements. • Submit a revised landscape plan that indicates that all proposed trees will be a minimum 21/2 inch caliper. • Submit a revised front elevation that shows two additional 3'x5' single hung windows (to match the other proposed window on that level) to be provided in place of the second garage door. • Submit a revised front elevation that indicates weather protection, in the form of awning, canopy, or porch cover over the main entry door. Access, Egress and Circulation (18.705): 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; An on-site pedestrian walkway is present between the building entrance and the street that provides access and egress. Connections to adjacent neighboring developments have not been proposed. Due to the orientation and placement of the structure on the parcel to the west, a walkway to that property would either lead to the rear of the office building, raising safety and security concerns, or would be approximately in the same location as the sidewalk connection between properties in the right of way. The property to the east has not yet been developed for commercial use; however, staff believes that a pedestrian easement should be established to enable a future pedestrian connection when that abutting property is developed. A logical location for this easement is north of the parking lot where the walk way to the main entrance is proposed. This walkway need not be constructed, however, the easement must authorize the abutting property to construct the connecting walkway at the time Site Development Review occurs. FINDING: Walkways connecting adjoining properties are insufficient. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 12 OF 27 Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one oint of access into the parking lot that provides 24 feet of pavement and is 35 feet wide. Therefore , this standard is met. FINDING: The access, egress and circulation standards have not been completely satisfied. CONDITION:Record a 6 foot wide access/construction easement for a future walkway connection to the property to the east. This walkway need not be constructed by the applicant, but shall enable the adjoining property to construct a walkway at the time that property develops following Site Development Review approval. Environmental Performance Standards (18.725): Requires that federal and state environmental laws rules and regulations be applied to development within the City of Tigard. Section 18/25. 030 Performance Standards regulates: Noise, visible emissions, vibration and odors. The proposed medical office is not expected to generate noise beyond what would normally be expected from vehicles entering and exiting the site, visible emissions, vibrations, or odors that would be detectable beyond the property line. Between the hours of 7 AM and 9 PM the use shall not generate sound levels in excess of 50 dBA when measured at the property line of the adjacent single-family homes. This standard is applicable at all times. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a landscape plan that shows four, 2-inch caliper Raywood Claret Ash trees. These trees do not meet the 21,4-inch Tigard Triangle Standards. The trees are spaced between 25 and 30 feet apart which is sufficient for these types of trees. FINDING: The proposed street trees are insufficiently sized. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. All properties surrounding subject property are zoned MUE. However, the properties to the east and north are existing single-family homes, to the south (across SW Beveland) are commercial uses, and to the west is a similar commercial office development. Therefore, according to Table 18.745.2 of the Landscaping and Screening Chapter, the property is required to provide a "C" buffer on the north and east sides. The applicant's site plan indicates that 37 feet of buffer area will be provided along the north boundary. While this area is sufficient to meet any of the three Level C Buffer options, a combination of sight obscuring screening (hedge, fence, wall) and shrubs is required in addition, and has not been proposed. To the east, the applicant has proposed a 10-foot-wide buffer area. A majority of this buffer area is proposed to be planted with Kinnickinnick, Photinia and Katsura trees. The remaining 65 feet has an assortment of proposed Capital Pear and Thundercloud Plum trees, but is lacking screening and shrubs. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 13 OF 27 No buffer is needed along the west or south property lines according to Table 18.745.1 of the Tigard Development Code. However, the south property line is subject to Section 18.745.050.E.1 (Screening and landscaping of parking and loading areas). FINDING: The proposed buffer areas to the north and east lack adequate screening and shrubs. 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 parking that is visible from SW Beveland Street will be screened by a Photinia hedge. This hedge will need to be maintained at a three-foot height along the driveway entrance in order to meet vision clearance requirements. The applicant is proposing 5 trees for the 13 parking spaces as well as a number of other trees that will be planted around the perimeter of the parking area. This standard is met. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan submitted shows a trash enclosure and detailed elevations have also been included that shows the 6-foot-tall solid screening that will match the house siding. This standard is met. 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. The applicant's plans show gates that will screen the refuse area from the parking lot. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a revised landscape plan that shows all trees to be planted a minimum of 21/2 inches caliper. Submit a revised landscape plan that indicates screening (either a 6' wall, 5' fence, or 4' hedge) as well as, a combination of low shrubs along the full length of the north and east property lines. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 14 OF 27 Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not submitted a written sign off from the franchised waste hauler (Pride Disposal). This will be required as a condition of approval. Finding: The proposal has not demonstrated waste hauler approval for the proposed trash area. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is accessed from the parking lot and the enclosure is visible in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls. 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 submitted details of the trash enclosure which satisfy the minimum area needed for typical refuse containers. FINDING: The Mixed Solid Waste and Recyclables standards have not been fully met. CONDITION: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 15 OF 27 Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project at the furthest point away from the proposed building entrance is 80 feet, in compliance with this standard. 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: I) 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. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is not considered a mixed-use project as it will contain solely office space. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15°/c. 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 associated with both phases of the office building development has a total of 13 parking spaces. Therefore, this standard is not applicable. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 16 OF 27 Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 13 parking spaces, therefore, one (1) van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one (1) ADA space. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked as such. FINDING: The compact stalls are not clearly identified. 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 is providing wheel stops in the form of curbing on the standard parking stalls. The compact stalls will require wheel stops, located three feet back from the front of the stalls. FINDING: Wheel stops have not been provided for the compact parking stalls. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 17 OF 27 Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18/65.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans indicate that the standard parking spaces will be 8.5 feet by 18.5 feet and 8.5 feet by 15.5 feet for compact spaces. The access aisle will be 24 feet wide. The applicant proposes that of the 13 parking spaces, 6 will be compact. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan shows the location of the proposed bicycle rack. The rack is located between the parking lot and building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.4 spaces per 1,000 square feet. Therefore, the proposed 2,600 square foot building will be required to provide 2 bicycle rack spaces. 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 provided a detail of the bike rack to be used, which conforms to this standard. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.4 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide a minimum 2-stall bicycle rack. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. NOTICE OF TYPE II DECISION SDR2002-00009/wESTERN PSYCHOLOGICAL SERVICES PAGE 18 OF 27 Table 18.765.2 states that the minimum parking for Medical Office Uses is 3.9 spaces per 1,000 square feet. The maximum number of spaces is 5.9 spaces per 1,000 square feet. The building is proposed to be 2,600. The proposed building will require 10.14, rounded to 11 stalls for the proposed medical office use. The site plan indicates that 13 stalls will be provided. The maximum number of allowed spaces is 16 spaces. This standard is met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet, therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied, however, if the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a revised site plan that shows the compact spaces clearly labeled "Compact" or with a large "C". Provide wheel stops for the compact stalls, three feet from the front of the stall. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. 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. The applicant has provided a plan indicating the trees to be removed together with an arborist report addressing the condition of existing trees and protection measures for the trees to be retained. Of the 9 trees that are greater than 12 inches in diameter, 3 are considered dead, dying, diseased, or dangerous, 3 additional will be removed, and 3 trees will be retained. This represents a 33% removal (3 of 9 trees). Removal of between 25 and 50% of the total trees on site requires that 50% of the total caliper removed inches be mitigated. The three trees being removed account for 48 inches. Therefore, the applicant will be required to mitigate for 24 inches. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 19 OF 27 The applicant has provided a planting plan that shows 39, 2-inch caliper trees. Earlier in this decision it was noted that the minimum size for landscape trees in the Triangle is 21/2-inch caliper. Four of the street trees, and three of the parking lot trees are required by other standards in the code and cannot count toward mitigation. The applicant is only required to plant an additional 10, 21/2-inch caliper trees to meet the mitigation standard. By upgrading the size of the trees to be planted, the applicant's planting plan will satisfy this requirement. FINDING: The applicant's planting plan proposes insufficiently sized trees. CONDITION: Submit a revised landscape plan that indicates all trees to be a minimum of 2'/2 inch caliper and that accounts for 24 caliper inches of mitigation, exclusive of required parking lot and street trees. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained between 3 and 8 feet in height at the vehicular access of the property. Based on the applicant's statement and site plan, the vision clearance standards have been met. 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: Multi Family Uses); 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. NOTICE OF TYPE II DECISION SDR2002-00009ANESTERN PSYCHOLOGICAL SERVICES PAGE 20 OF 27 The building is pre-existing and is not in an area identified as prone to sliding. The building is buffered from other structures and thus has adequate light and air circulation. This standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. Light fixtures are shown on the applicant's elevation drawings. This light should adequately illuminate the site. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street, which is not on a Tri-met transit route, therefore, this standard does not apply. This standard is satisfied. E. STREET AND UTILITY IMPROVEMENTS STANDARDS 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 Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is 60 feet of ROW, according to the most recent tax assessor's map. Therefore, no further ROW dedications are required. SW Beveland Street is currently improved, but not fully widened to meet the current standard. In order to mitigate the impact from this development, the applicant should construct a half- street improvement along the frontage of the site. The applicant's plans show that they will make this improvement as a part of the project. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 21 OF 27 Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing the half-street improvement along the frontage, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch public sewer line in Beveland Street with a service lateral extended to this site. This site is also subject to Sewer Reimbursement District No. 15, which would require the applicant to pay the required assessment prior to issuance of the site permit. The applicant should contact Greg Berry, Utility Engineer, for the current assessment for this site. The applicant's narrative states that the proposed commercial office use will be connected to the public sewer. This will be required prior to final occupancy of the building FINDING: The existing structure is not connected to sewer. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There is no existing upstream public drainageway that would 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 the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. NOTICE OF TYPE II DECISION SDR2002-00009/wESTERN PSYCHOLOGICAL SERVICES PAGE 22 OF 27 The applicant's proposed improvements will add approximately 4,462 square feet (sf) of new impervious surfaces to this site. The CWS standards indicate that if the additional hard surface area is less than 5,000 sf, then onsite detention can be waived. Staff recommends that onsite detention be waived for this project. On site water quality treatment is still required. The plan shows that the onsite runoff will be collected in a treatment pond adjacent to Beveland Street, and will then discharge into the existing storm line in Beveland Street. This method is appropriate. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW Beveland Street is not classified as a bicycle facility. Therefore, no bicycle path or lane improvements are required. 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. Beveland Street is not designated as a bikeway. Therefore, this section does not apply. 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. Beveland Street is not designated as a bikeway. Therefore, this section does not apply. 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. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 23 OF 27 There are existing overhead utility lines along the frontage of SW Beveland Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 110 lineal feet; therefore the fee would be $3,025.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: OTAK prepared a traffic impact report for this development, dated June 14, 2002. OTAK analyzed two key intersections: SW 727I Avenue/SW Dartmouth Street SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72' Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68t 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. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic That report anticipated more build- out of the triangle area, including the Tri County site at 72N /Dartmouth. OTAK's report shows that this project will generate approximately 4 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.16%. Therefore, based on simple proportions, the project contribution to this intersection is $2,909.00. Likewise, the OTAK report show§,that the project will generate approximately 2 PM peak hour trips at the intersection of SW 68 Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.08%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $1,067.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. There is a main line in Beveland that currently serves the residential home. The applicant will need to coordinate with TVWD prior to issuance of the building permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 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. NOTICE OF TYPE II DECISION SDR2002-00009/VVESTERN PSYCHOLOGICAL SERVICES PAGE 24 OF 27 Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans show that they will construct an extended dry detention pond to treat the onsite runoff. The preliminary sizing calculations show that they will need a pond with a volume of approximately 134 cubic feet. The area shown on the plan should accommodate a pond of this size. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Building Division, as a part of the site permit review, will review a grading/erosion control plan. A NPDES permit is not required, as the parcel is less than five acres in size. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. F. IMPACT STUDY (18.390) Section 18.360.090 stages, "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 SDR2002-00009/wESTERN PSYCHOLOGICAL SERVICES PAGE 25 OF 27 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 $17,345 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 $54,203 ($17,345 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 $36,858. The applicant has proposed to construct sidewalk improvements along SW Beveland Street since this is the frontage they are obtaining access from. The applicant will also be conditioned to contribute to the cost of signalizing the two key intersections described previously. The cost of these improvements is expected to be as follows: Sidewalk Improvement $1,320 110 feet x $12 per linear foot) Signalization S3,976 $1,067+$2,909) TOTAL S5,296 As the value of the proposed improvements is less than the remaining unmitigated impact, it is clearly proportionate to exact these improvements. Regardless, the applicant has proposed to construct these improvements. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offers the following comments: • 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. • The existing hydrant located on Beveland across from the building is acceptable. This hydrant exceeds the maximum distance of 250 feet to all portions of the building, although the change of use from residential to business will reduce the likelihood of fire in that existing building. Because this is an existing building, the existing hydrants in the immediate area satisfy the requirement for a second fire hydrant. • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. The shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case there is no center line, then assume a centerline, and place the reflectors accordingly Tualatin Valley Water District has reviewed the proposal and has no objections. NOTICE OF TYPE II DECISION SDR2002-00009/WESTERN PSYCHOLOGICAL SERVICES PAGE 26 OF 27 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 8, 2002 AND BECOMES EFFECTIVE ON AUGUST 23, 2002 UNLESS AN APPEAL IS FILED. A p p Leal The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 22, 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. August 8, 2002 PREPAfkED Y: Morgan Tracy GATE Associate Planner i:\curpin\morgan\workspace\sdr\sdr2002-00009(western psych svcs)\sdr2002-00009 draft decision.doc NOTICE OF TYPE II DECISION SDR2002-00009IWESTERN PSYCHOLOGICAL SERVICES PAGE 27 OF 27 Fa h■g I I r- = CITY of TIGARD GEO �.ii,_ GRAPM1c INFORMATION SYSTEM VICINITY MAP DARTMOUTH ST III SDR2002-00009 VAR2002-00024 ELI� WESTERN r ELMHURST ST PSYCHOLOGICAL SERVICES O7 FRANKLIN S BAllem G , ‘11 Ill ONZAGA ST all lar0 ao. :ii Tigard Aea Map +„ < • L_ F— N ill ao v, \ sw - - III 0 200 400 600 Feet HAMPTON ST 1°=402 feet 111 A Ii ill City of Tigard Information on this map is for general location only and should be venfied with the Development Services Division. 1 L 13125 SW Hall Blvd d Tigard,OR 97223 \ (503)639-4171 http://www.ci.tigard.or us Community Development Plot date:Jun 28,2002;C:\magic\MAGIC03.APR ■ ,..x.„,„ 1 .....? I 1 I ■4 --- ------. . 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W '---------1-• -- • “•••••16-.. • ; SW BbiELANn e7r.,--.--:--__ —• a ' —-4--—— , --•,--__,,__ \ _ -_ - CITY OF TIGARD t SDR2002-00009NAR2002-00024 .. --- CITY OF TIGARD SITE PLAN N WESTERN PSYCHOLOGICAL SERVICES (Map is not to scale) / 111 r 1TH Daryl Quick/Brad Huber SDR2002-00009NAR2002-00024 PO Box 2469 WESTERN PSYCHOLOGICAL SERVICES Clackamas, OR 97045 Jerry Koberlein 7455 SW Beveland Street Tigard, OR 97223 Se) t:)......._ \\__.. ... -11.-€ A ‘,„,,,, O C� zt,--ezii $,X-. 1:\ °\ °\ \ -GeV- CITY OF TIGARD =`° +' `a \G A r�0 o"i3 +4 CURRENT PLANNING 0 is � JUL-2'02 J 'j'j O .O 13125 SW HALL BLVD d4 f �,. TIGPPD, OR 97223 " '` t1 O R P6 FAET[R V.uc/.pot, t.._ yif [J I U I Mb-U I[UU BAUER DANIEL E&BARBARA 7275 SW HERMOSO TIGARD,OR 97223 rENGER / I A ELI'JERAB!E .1 ;R SSED _ r 221f _ s ililuLA kitliiii"%14"ii,l''EiinN540M:.iii}itiii;h3;ii3:11 I TY o • ' 0 GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') \/ FOR: BRAD HUBER " ""' RE: IZS 101 AB-01608 IIMI oil,, .. . 1011 Property owner information is valid for 3 months from iie a the date printed on this map. '� HERMOSO Wv, .._. lift a 1000160' Y.... 510u601J 510100 2M9u6016 1 g, 2M01D00N0 < '" e..o 4,,,14 28101111101502 °a V,.", 4 N..\\*t. 1 1 tithiteM BEVE(,,A ST ,i, 4 ..' , . 4 , . IOW. '-''''..^. , tlibthfilt LAN m • N 0 100 200 300 Feel 0 1"=246 feet 2M011C01000 Z N f` k ., GONZAGA -1 City of Tigard Information on this map Is for general location only and should be verified with the Development Services Division. 13125 Hall Blvd Ti gard,,OR 97223 23 (503)639.4171 MIpJ/www.ci.tigard.er.us Community Development. Plot date:Mar 25,2002;C:Vnagic'MAGIC03.APR ' 2S101BD-00100 2S101AB-02700 ACKERLY COMMUNICATIONS OF EA .ARDWARE&G•' INC THE NORTHWEST INC ATTN:TAX I • • ) - 3601 6TH AVE S PO BO. SEATTLE, WA 98134 Nc•TH WILKESBORO, NC 's 656 2S101AB-01502 23101AB-02707 ANDERSON ARDELLE C • - ARDWARE& •"P N INC 7565 SW HERMOSO WAY ATTN:TAX P • •3) TIGARD,OR 97223 PO :! 11 •.•RTH WILKESBORO,N :656 2S101 AB-01100 2S101AB-01600 BAUER DANIEL E& ERDLE WILLIAM J BAUER BARBARA G 7405 SW BEVELAND RD 12335 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01200 2S 101 AB-01602 BAUER DANIEL E&BARBARA GIBSON KLAUS P&CORNELIA 7275 SW HERMOSO 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S 101 AB-01800 2S 101 AB-01603 BOEHM GENE G BEATRICE G HARLAN BRIAN&MAI 7380 SW HERMOSA WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01403 2S 101 AB-01501 COLWELL GREGGORY W JOENS JOHN D MARJORIE A 7435 SW HERMOSO WAY PMB 162 TIGARD, OR 97223 11575 SW PACIFIC HWY TIGARD,OR 97223 2S 101 AB-02706 2S 101 AB-01608 EAGLE HARDWARE&GARDEN INC KOBERLEIN GERRY GENE ATTN:TAX DEPT(TA3) 7455 SW BEVELAND RD PO BOX 1111 TIGARD,OR 97223 NORTH WILKESBORO, NC 28656 2S 101 AB-02705 2S 101 AB-01300 •.GLE HARDWARE&G•': • C LAURENS MICHAEL F ATT : • . DEP • ) 61415 ROCK BLUFF LN PO B• BEND,OR 97702 ••TH WILKESBORO, •. ;656 2 1AB-02702 2S 101 AB-01402 EAGLEAA . • s•E&GA'• LYMAN RODNEY C MARGARET ATTN:TAX D • • 7395 SW HERMOSO WY PO B• 11 TIGARD,OR 97223 •••TH WILKESBORO, NC 28656 2S 101 AB-02701 2S 101 BA-00401 E•. HARDWARE& ••I EN INC MARTIN GORDON R&SHEILA ATTN:T•' : • . •3) 12265 SW 72ND PO BOX 11 TIGARD,OR 97223 NO- • ILKESBORO, NC 28.56 • 2S101BA-00300 2S101AB-01604 MARTIN GORDON RICHARD& STOBER LOUIE A&JESSIE L MARTIN GORDON STEVEN 7305 SW BEVELAND RD . PO BOX 740 TIGARD,OR 97223 GLENEDEN BEACH,OR 97388 2S 101 AB-01400 2S 101 AB-01609 MARTIN GORDON S& TRIANGLE PROPERTIES MARTIN GORDON R 7505 SW BEVELAND RD BY IPM TIGARD,OR 97223 721 SW OAK ST#100 PORTLAND,OR 97205 2S101AB-02703 2S101AB-01404 MCCAFFERY HUGH R&NANCY J TRS VON RENCHLER MARVIN J& 7450 SW BEVELAND ST STE 100 MARY E TIGARD,OR 97223 7475 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-02704 2S 101 AC-01900 NEWHAM DAVID ALLEN&BARBARA AN WASHINGTON COUNTY SCHOOL 14060 SW HIGH TORR DR DISTRICT NO.23 TIGARD, OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 2S101AB-01401 2S101AB-01900 PHILLIPS JASON E/CAROLYN L WHITETHORN LLC 7355 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 25101AB-01607 2S101AB-01601 RAND STEPHEN C WHITNEY EUGENE P 7540 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-01700 ROTH ALAN D AND LINDA A 7420 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01500 SJP LLC 7615 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01606 SLOAN DAVID MARTIN SLOAN KAREN MARIE 7355 SW BEVELAND RD 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 RECEIVED • �p COMMUNITY DEVELOPMENT DEPARTMENT MAR 2 5 2062 , •�� PLANNING DIVISION CITY Of TIGARD CITY OF TIGARD Community(Development 13125 SW HALL BOULEVARD PLANNING/ENGINEERING S/iaping)4 Better Community TIGARD, OREGON 97223 PHONE: 503-639-4111 FAX: 503-684-7297(Attn: Patty or Shirley/Planning) REQUESJ FORBOR7 s I 0:S IQ ' ¶ ; OWNER. MAILING_LIST: Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): -S ta \ A3 1-e,--c ( LC 7gSS Sw ge4A-a-0,-4) 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) sew — 9 t V\ office NAME OF CONTACT PERSON: PHONE: - `I vy - 3()C3 COQ. 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: $1 1 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE * * * COST FOR THIS REQUEST * * 4 sheets of labels x $2/sheet = $$00 x 2 sets = $16.00 _2 sheet(s) of labels x $2/sheet = $ ? x 3 sets = S1 2 sheets of labels x $2/sheet for CIT area x _2 sets = $ 4.00 / sheet(s) of labels x $2/sheet for CIT area = $ x 02 sets = 4 GENERATE LIST = SIDE GENERATE LIST = TOTAL = $31.00 TOTAL = Sari APPLICANT MATERIALS A SITE DEVELOPMENT REVIEW TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION PRE-APP.HELD WITH: ill DATE OF PRE-APP.: ?j I J Ca- Property Address/Location(s): LAS 5' S,, 7,coe_hs., . t t c c,,,a toft 9-4 3 M FOR STAFF USE ONLY of S 4801 oD Tax Map &Tax Lot#(s): L.5S t L5 t y -e. e-tal-cs '3 Case No.(s):S (.q 1 -� �on o� P ants Receipt No.: a Lo Other Case No.(s): \ o r, i Site Size: 111/4) x 5 O Application A prtef By: ,. Applicant*: 70r.,A. ( iic L L_Qoc u,c. - R.e..ca_c ) Date: n a Address: p,Q. ?7 oy. 2- l9q Date Determined Complete: City/State: C1Ac>R nrrt , ()R Zip: ciao∎$-- Rev.8/21/2001 is curpinlmasters revised\sdra.doc Primary Contact: 7-,Rp.d•1 cy l-1 01-,e„ Phone: lSo;' �o'�-�u�.� Faro-5) REQUIRED SUBMITTAL ELEMENTS Property Owner/Deed Holder(s)*: (Attach list if more than one) (Note: applications will not be accepted without the required submittal elements) Address: S g3 Phone:(6--o S16-4Ste Application Form City/State: cc,�d i7R Zip: ca 7-zz wner's Signature/Writtetn Authorization Title Transfer Instrument or Deed *When the owner and the applicant are different people, the applicant Copy of Pre-Application Conf. Notes must be the purchaser of record or a lessee in possession with written 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) gi/form or submit a written authorization with this application. Site/Plot Plan (reduced 8'/2"x 11") PROPOSAL SUMMARY plicant's Statement (#of copies based on pre-app check list) The owners of record of the subject property request Site WS Sewer Use Information Card Development Review approval to allow(please be specific): (Distributed/completed at application submittal) C c 3X-A-t- A \ r•itL V-"V.,`t ((ltoir�,ac¢ /CWS Service Provider Letter Q El' 2 Sets of Pre-Addressed/Pre-Stamped ``o °n°"1J° k 1 ' i #10 Envelopes & Copy of 500' Property Owner List Generated by the City I] i Neighborhood Mtg.Affidavits & Notes E Filing Fee: (Under$1 .___$-- 800700._ y sioo.000-x999999) $1,600.011_11% ($1 moon& r) 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: w 1 v/A I 0 APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. ♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. (43i DATED this day of At-ct-7 , 20 C' — ¢caner' Signature j-e(i y K be ri e r N Owner's Signature Owner's Signature Owner's Signature 2 iiu u H. 4 t aya .a..-- .\ewtc+v.m\.a\wrrw frnrpac.wac ONIli33NI ON3/ONINNV-Id OEIVOil AO XJJO f' t a3AI2O3H IT il If , I f i 1;1 fi r l'\1\1 : 1I i I I ,.1. `' i I • , i I r , , I _{ 1' ,. 4_,./,`,,/ , , , ,_ r 1 11 A r 7 -'ms's. f ,- d �` o t lid; iii !JP traiime:rai;c, / i ii,c 1/ flit_ _....7 It,.._ i f T i 1 : ril— I". ,„„zursin c„ : . —' 'i- _�1 , --144 P i ut a i..„-, ,,Li ' i., :.1 r._ : , �' ftr,1 ,©, tO • 'ri ' eo qT : 1 1 106. _ T ' .1r 'I Iii X11r, ! , , k i I 1 ,1 I , ' 1 r ` '' I i 1 P I I i' r i- /! I I ' 1.` 1—rid : I 1 L i , r _ 1 — , _.., -- ____________, P '`. 1 1 0ee0000000 e a � R +• a 8. Z. iggziAll 8 M i z I ea Site Development Planning Set 05/23/2002 .G as a mvar aem77 if l_ i 2 ' Western Psychological Services•1 a Q/ ;( ° - 7455 SW BEVEIAND ROAD 0 TICARD. OR GIr P it. R $ SITE PLAN 'V _.F."'''=71 a m ; Ai CITY OF TIGARD Community cDeve(opment Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 10/2612002 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2002-00009 Type H Land Use Application VARIANCE (VAR) 2002-00024 FILE TITLE: WESTERN PSYCHOLOGICAL SERVICES APPLICANT: Daryl Quick & Brad Huber OWNER: Jerry Koberlein PO Box 2469 7455 SW Beveland Street Clackamas, OR 97045 Tigard, OR 97223 REQUEST: The applicant is requesting Site Development Review approval to convert a single- family residence to a 2,600 square foot medical office along with necessary parking and landscaping improvements. A Variance has also been requested to vary from the Tigard Triangle standard that requires parking areas to not occupy more than 50% of the site frontage. The applicant's proposed parking area will occupy approximately 53% of the site frontage. LOCATION: 7455 SW Beveland Street; WCTM 2S101AB, Tax Lot 1608. 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: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: El TYPE I ® TYPE II El TYPE III ❑ TYPE IV J DATE COMMENTS WERE SENT: JULY 2, 2002 DATE COMMENTS ARE DUE: JULY 17, 2002 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM El CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: AUGUST 9, 2002 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ❑ LANDSCAPING PLAN Z IMPACT STUDY Z SITE PLAN ❑ SITE ELEVATIONS ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ ENVIRONMENTAL REPORT ® OTHER: MISCELLANEOUS STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, Ext. 2428 LAND USE APPLIC' 'ION Project:V fin�/cl�l 1 5/X2a2..O Vq Date: 5/3 cfoi COMPLETENESS REVIEW COMPLETE I INCOMPLETE iSTA _DARD INFORMATION: Deed/Title/Proof Of Ownership 4 Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Impact Study (18.390) USA Service Provider Letter [r Construction Cost Estimate 3 # Sets Of Application Materials/Plans [/ Pre-Application Conference Notes [' Envelopes With Postage (Verify Count) P""l 20 ECT STATISTICS: Building Footprint Size 9---% Of Landscaping On Site %Of Building Impervious Surface On Site J Lot Square Footage P NS DIMENSIONED: Building AV)Building footprint .✓ Parking Space Dimensions(Include Accessible&Bike/Parking) Truck Loading Space Where Applicable ID Building Height El' Access Approach And Aisle ❑ Visual Clearance Triangle Shown AD ITIONAL PLANS: II (J Vicinity Map Eil) Architectural Plan ig Tree Inventory iyi Existing Conditions Plan Landscape Plan . FA., EI Site Plan Lighting Plan TREE PLAN/MITIGATION PLAN: ❑ ❑ ❑ ri ADDITIONAL REPORTS: (list any special repo ) ❑ ;ct'porl 9 rcra f PAX.rR .4 N4-1\ ❑ ❑ n -. .. ,,-I. ❑ -- RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ® 18.165(Off-Street Parking/loading Requirement) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.115(Sensitive Lands Renew) o/ 18.350(Planned Development) ❑ 18.105(Access/Egress/Grculaoon) - a 18.180(Signs) M' 18.360(Site Development Renew) Li 18.110(Accessory Residential Unit) ❑ 18.185(Temporary Use Permits) de-4,444- ❑ 18.370(Variances/Adiustments) Li 18.115(Density Computations) [►� 18.190(Tree Removal)_ Ai'711.1A�i"w r s ❑ 18.380(inning Map/Text Amendments) ❑ 18.120(Design Compatibility Standards) ,t sus ' 18.195(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.125(Environmental Performance Standards «111 ❑ 18.191(Water (WR)Overlay District) •❑ ( 1 ❑ ( Standards) cater Resources Overla District ❑ 18.390(Decision Making Procedures/Impact Study) ❑ 1 8.730(Exceptions To Development Standards) ;O.. 11A.<<li,�" ❑ ,18.198(Wireless Communication facilities) ❑ 18.410(lot tine Adjustment) ❑ 18.140(Historic Overlay) s C 18.810(Street&Utility Improvement Standards) ❑ 18.420(land Partitions) ❑ 18.142(Home Occupation Permits) ❑ 18.430(Subdivisions) 18.145(landscaping&Screening Standards)- 1 8.510(Residential Zoning Districts) ❑7 18.150(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Distorts) g 18355(Mixed Solid Waste/Recyding Storage) ❑ 18.530(Industrial Zoning Districts) lila 18.160(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-01 PUBLIC FACILITY PLAN Project: Western Psychological COMPLETENESS CHECKLIST Date: 6/3/02 GRADING Z Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. nterline of street(s) clearly shown. Shown but not labeled. Street name(s) shown. Net shown ® Existing/proposed curb or edge of pavement shown. _C ❑ Street profiles shown. n/a ❑ Future Street Plan: Must show street profiles, topo n/a DAn adjacent parcel(s), etc. raffic Impact Report Not pro " ed(see preap notes fopyhatwas /required) CQ 21 02 ® treet grades compliant? [Street widths dimensioned and appropriate? - mg! ❑ Private Streets? Less than 6 lots and width n/a appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/sizes noted? Er Existing/proposed fire hydrants shown? -Net-shown c („(2- k. yroposed meter location and size shown? [Proposed fire protection system shown? cL c¢f STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? [r Preliminary sizing calcs for water quality/detention Notprovided provided? ® Water quality/detention facility shown on plans? QKArea for facility match requirements from calcs? -Need-ta-see-eaks- ® Facility shown outside any wetland buffer? ® Storm stubs to adjacent parcels required/shown? The submittal is hereby deemedbMPLETE ® INCOMPLETE(e(t.i By: ? CE=P Date: June 3, 2002 REVISED: 06/03/02 CITY OF TIGARD June 4, 2002 OREGON Bradley Huber PO Box 2469 Clackamas, OR 97015 RE: Completeness Review-Western Psychological Services, Case File No. SDR2002-00009 Dear Mr. Huber: The City has received your application for Site Development Review (SDR2002-00009) to redevelop the existing single family residence for use as a commercial medical office building. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Site Plan. The site plan does not show many important characteristics and dimensions needed for staffs review: a. The dimensions of the lot and total square footage. b. The dimensions of the building footprint and square footage. c. The dimensions of the handicap stall and loading area. d. Visual Clearance triangles are not shown for the proposed access. 2. Building Elevations. The Tigard Triangle Design Standards relate to building design, and as such, building elevations are required for any building face that is proposed to be altered. Dimensions of the building height should be shown. You will need to show how any mechanical equipment will be screened. Also, details of the bike rack and trash enclosure are needed and may be shown on this sheet. 3. Lighting Plan. Information pertaining to lighting needs to be identified on the plans. This may be shown on the site plan, on the building elevations, or on a separate plan altogether. Lighting needs to be adequate to discourage crime, but shall not cause glare onto adjacent properties. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 J 4. Arborist Report. You will need to submit an arborist's assessment of the trees that are proposed to remain. The assessment needs to include recommendations for tree protection measures during construction of the improvements. Also, you may wish to have your arborist examine the trees proposed for removal to determine if any are dead, dying, diseased, or dangerous. If so, they are not included in the mitigation requirements (see "Narrative," below). 5. Narrative The narrative does a good job of responding to the applicable criteria. However, there are several areas that require clarification. First, under the Neighborhood Meeting and Comments Section (p.2) it notes "Written comments received from neighbors or others interested in the project are also included." These were not included. Second, under the Tigard Triangle Standards, Building Setback (p.8) it notes "The existing building is within the required building setback from SW Beveland." This is not true. The setbacks establish a 0' minimum and a 10' maximum setback from the right of way. This is allowable due to the preexisting status of the structure, but should be noted as such. In the preapp, we stated that future expansions of the structure will need to be conducted in a manner that substantially complies with the Triangle Standards, meaning that expansions would need to occur toward the street before expansions occurred in the rear yard. Third, a variance has been requested to allow the parking to occur in front of the building. I don't believe that this particular aspect of the proposal requires a variance, again due to the pre existing nature of the structure and the ability to eventually comply by expanding toward the street. This would make this parking area located on the side. However, section 18.620.030(A)(5) states "if located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape standard." It appears that the parking area exceeds this requirement by three feet. To accommodate this, I suggest revising the narrative to address the variance for this issue (with similar arguments that you have previously made) and also suggest that the paved depth of the stalls be reduced and three-foot bumper overhangs, landscaped with low lying groundcover, be provided to minimize the apparent overall width of the parking lot. Finally, the mitigation for tree removal has not been properly figured. From the plans, it appears that seven trees greater than 12" are being removed and three trees greater than 12" will remain. This amounts to a 30% retention of trees, subject to a 2/3-mitigation requirement. Mitigation is determined based on the caliper inches being removed. From the total 118 inches, 78 inches are required to be replanted. Street and parking lot trees cannot be counted toward mitigation, except for any tree that is planted in excess of the 2" caliper shall be eligible for mitigation credit. Three of the five parking lot trees can be counted, since the standard only specifies one tree per every seven spaces. I recommend that your arborist examine the trees being removed to determine whether they count toward mitigation requirements, and that you propose a mitigation program or plan to account for the balance of required mitigation. Trees may be either planted on-site, off-site, or a payment in lieu ($125 per caliper inch) may be accepted as a last option. 6. Variance Application and Fee. If the parking area cannot be reduced below the 50% frontage limitation, then a variance to this standard is required. You will need to address the criteria for variances, TDC section 18.370.010(C)(2) and remit the required fee ($109.00). As noted previously, you did address the variance criteria, but the response should relate specifically to the 50% frontage limitation of TDC 18.620.030(A)(5), and respond to each variance criterion separately. 7. Engineering Completeness Items. You will need to respond to the 8 items raised in the "Public Facility Plan Completeness Checklist," enclosed. 8. Number of application copies. Please submit the required 20 copies. Should you have any questions with regard to these items, please contact me at 503-639-4171. Since ely, Morgan Tracy Associate Planner c: SDR2002-00009 Land Use File i:\curpin\morgan\workspace\sdr\sdr2002-00009(western psych svcs)\sdr2002-00009 incomplete.doc PUBLIC FACILITY PLAN Project: estern Psychological COMPLETENESS CHECKLIST Date: 6/3/02 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. Shown but not labeled. ❑ Street name(s) shown. Not shown ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. n/a ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ❑ Traffic Impact Report Not provided(see preap notes for what was required) ® Street grades compliant? ❑ Street widths dimensioned and appropriate? No dimensions shown on plan. ❑ Private Streets? Less than 6 lots and width n/a appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES • Existing/proposed lines w/sizes noted? ❑ Existing/proposed fire hydrants shown? _ Not shown ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? Not shown STORM DRAINAGE AND WATER QUALITY ISSUES • Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Not provided provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? Need to see calcs ® Facility shown outside any wetland buffer? ® Storm stubs to adjacent parcels required/shown? The submittal is here! • •eemed ❑ COMPLETE ® INCOMPLETE . By: _� Date: June 3, 2002 REVISED: 06/03/02 s o n see +z) Qopi e± es s vv-V1/leves Western Psychological Services Tigard, Oregon Request for Site Development Review Prepared by oa June 18, 2002 RECEIVED CITY CF PLANNING/EN^,;.EERNG 3 APPLICATION SUMMARY APPLICANT: Daryl Quick/Brad Huber Western Psychological & Counseling Services P.O. Box 2469 Clackamas, OR 97045 PROPERTY OWNER: Jerry Koberlein = 7455 SW Beveland Road Tigard, OR 97233 PLANNERS/ENGINEERS: Otak, Inc. 17355 SW Boones Ferry Road Lake Oswego, OR 97035 Contact: Mike Peebles, PE (503) 635-3618 (503) 635-5395 fax mike.Deebles@otak.com SUBJECT PROPERTY: 7455 SW Beveland Road (Tax Map 2S101AB, Tax Lot 1608). ZONING DESIGNATION: Mixed Use Employment (MUE). REQUESTED APPROVALS: Site Development Review. The proposed is a 2,600 square foot commercial office use from a conversion of a 1,959 square foot single-family residential. Once the proposed remodeling is completed to include converting the garage to office space. In addition, a Variance to Section 18.620.030.A.5 is requested. The parking area cannot be reduced below the 50% frontage limitation. Therefore, the paved depth of the stalls will be reduced and three-foot bumper overhangs, landscaped with low lying groundcover, will be provided to minimize the apparent overall width of the parking lot. Table of Contents Western Psychological Services Site Development Review Page 1. Responses to Completeness Comments 1 Appendices Appendix Six—Arborist Report, submitted separately by Stephen Goetz, The Pacific Resources Group Appendix Seven—Traffic Impact Report, Trip Generation - TEV Counts Appendix Eight—Storm Water Report List of Exhibits Exhibits 2 thru 5 have been revised as of June 17, 2002. Exhibit 2—Existing Conditions/Demolition Plan Exhibit 3—Site Plan Exhibit 4—Grading and Utility Plan Exhibit 5 — Landscape Plan Exhibit 7—Building Elevations Exhibit 8—Details of Bike Rack and Trash Enclosure Copies of a separate larger scale Plan Site which includes Exhibits 2 through 5 have been submitted, along with one 8.5 by 11-inch copy of the site plan. Responses to Completeness Comments The following are responses to the incompleteness letter that was sent on June 4, 2002 for Case File No. SDR2002-00009 for the Western Psychological Services Site Development Review. Your comments are restated in bold with responses following: 1. Site Plan The site plan does not show many important characteristics and dimensions needed for staffs review: a. The dimensions of the lot and total square footage. b. The dimensions of the building footprint and square footage. c. The dimensions of the handicap stall and loading area. d. Visual Clearance triangles are not shown for the proposed access. Response: The above dimensions and visual clearance triangles for the proposed access are shown on the revised Exhibit 3. 2. Building Elevations The Tigard Triangle Design Standards relate to building design, and as such, building elevations are required for any building face that is proposed to be altered. Dimensions of the building height should be shown. You will need to show how any mechanical equipment will be screened. Also, details of the bike rack and trash enclosure are needed and may be shown on this sheet. Response: Building elevations are provided in Exhibit 7. The elevations depict the building facade that is proposed for alteration. Dimensions of the building height are shown. Details of the bike rack and trash enclosure are including in Exhibit 8. 3. Lighting Plan Information pertaining to lighting needs to be identified on the plans. This may be shown on the site plan, on the building elevations, or on a separate plan altogether. Lighting needs to be adequate to discourage crime, but shall not cause glare onto adjacent properties. Response: Lighting is illustrated on the building elevations, Exhibit 6. A singular high pressure sodium 400 watt light is planned and will be attached to the front of the building, above the entrance. The placement will not cause glare onto adjacent properties, because the light will be shielded down and under an eave to minimize glare. The placement and the lighting of the parking lot will serve the purpose of discouraging crime. Western Psychological Services — Site Development Review 1 otak H:\Project\11400\11455\supplement.061802.wpd 4. Arborist Report You will need to submit an arborist's assessment of the trees that are proposed to remain. The assessment needs to include recommendations for tree protection measures during construction of the improvements. Also, you may wish to have your arborist examine the trees proposed for removal to determine if any are dead, dying, diseased, or dangerous. If so, they are not included in the mitigation requirements (see "Narrative," below). Response:An arborist report will be submitted separately by Stephen Goetz, The Pacific Resources Group, by Friday, June 21, 2002. 5. Narrative First, under the Neighborhood Meeting and Comments Section (p. 2) it notes "Written comments received from neighbors or other interested in the project are also included." These were not included. Response:All documents pertaining to the Neighborhood Meeting and Comments Section were included in the May 23, 2002 submittal. The meeting minutes were the only form of comments from the neighbors or interested parties. No other form of comments were received. Second, under Tigard Triangle Standards, Building Setback (p. 8) it notes "The existing building is within the required building setback from SW Beveland." This is not true. The setbacks establish a 0' minimum and a 10' maximum setback from the right-of-way. This is allowable due to preexisting status of the structure, but should be noted as such. In the preapp, we stated that future expansions of the structure will need to be conducted in a manner that substantially complies with the Triangle Standards, meaning that expansions would need to occur toward the street before expansions occurred in the rear yard. Response: The project is a 2,600 square foot commercial office use from a conversion of a 1,959 square foot single-family residential. The proposed remodeling involves converting the garage to office space. At this time, no further expansion to the existing structure is planned. Although, the site is designed to allow expansion to occur toward the street in the future. Third, a variance has been requested to allow the parking to occur in front of the building. I don't believe that this particular aspect of the proposal requires a variance, again due to the preexisting nature of the structure and the ability to eventually comply by expanding toward the street. This would make this parking area located on the side. However, section 18.620.030(A)(5) states"if located on the side, Western Psychological Services — Site Development Review 2 otak H:\Project\11400\11455\supplement.061802.wpd parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape standard." It appears that the parking area exceeds this requirement by three feet. To accommodate this, I suggest revising the narrative to address the variance for this issue (with similar arguments that you have previously made) and also suggest that the paved depth of the stalls be reduced and three-foot bumper overhangs, landscaped with low lying ground cover, be provided to minimize the apparent overall width of the parking lot. Response: The parking and landscape design have been revised as follows: • The plan has reduced the western parking stalls by three feet. • A planter strip between the western parking stalls and the sidewalk has been added. • The three foot planter strip will have stepping stones between each parking stall and the sidewalk. Section 18.370.010.C2 states that the Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not materially be detrimental to the purposes of this title, to any other applicable policies and standards, and to other policies in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the application has no control, and which are not applicable to other properties in the same zoning district; c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic us of the land; d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title;and e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. Response: Specifically relating to the Section 18.370.010.C.2 approval Western Psychological Services — Site Development Review 3 otak H:\Project\11400\11455\supple me nt.061802.wpd criteria, the following responses highlight the need for the requested variance: • The proposed variance is not materially detrimental to the purposes of the title on variances and adjustments because the structure is preexisting. The proposal is supporting of the MUE district because it provides for a permitted office use. • These special circumstances exist due to the siting of the preexisting structure. These circumstances are not applicable to other properties in the MUE zoning district, which are a mix of developed and undeveloped properties. • The use proposed is the same as permitted under this title. All other City standards will be maintained. • Existing physical and natural systems are not affected by the proposed variance. • The hardship requiring the variance is not self-imposed, rather, the variance requested is the very minimum required to alleviate the hardship. Finally, the mitigation for tree removal has not been properly figured. From the plans, it appears that seven trees greater than 12"are being removed and three trees greater than 12" will remain. This amounts to a 30% retention of trees, subject to a 2/3-mitigation requirement. Mitigation is determined based on the caliper inches being removed. From the total 118 inches, 78 inches are required to be replanted. Street and parking lot trees cannot be counted toward mitigation, except for any tree that is planted in excess of the 2"caliper shall be eligible for mitigation credit. Three of the five parking lot trees can be counted, since the standard only specifies one tree per every seven spaces. I recommend that your arborist examine the trees being removed to determine whether they count toward mitigation requirements, and that you propose a mitigation program or plan to account for the balance of required mitigation. Trees may be either planted on-site, off-site, or a payment in lieu ($125 per caliper inch) may be accepted as a last option. Response: The revised planting plan, Exhibit 5, illustrates the proposed planting of 39 trees at 2" caliper each. Thirty-three of these trees are eligible for mitigation credit. The four proposed street trees cannot be counted toward the mitigation. Three of the five parking lot trees can be counted. Therefore, six trees or 12 caliper inches are still required to meet the mitigation standard for tree removal. The applicant requests that the City of Tigard recommend an off-site area where the remaining six trees can be planted. A payment in lieu ($125 per Western Psychological Services — Site Development Review 4 otak H:\Project\11400\11455\supplement.061802.wpd caliper inch) is acceptable to the applicant as a last option. Our proposal is made with the understanding that the arborist report may alter the mitigation requirement if any of the examined trees proposed for removal are determined to be dead, dying, diseased, or dangerous. If so, they are not included in the mitigation requirements. 6. Variance Application and Fee If the parking area cannot be reduced below the 50% frontage limitation, then a variance to this standard is required. You will need to address the criteria for variances, TDC section 18.370.010(C)(2) and remit the required fee ($109.00). As noted previously,you did address the variance criteria, but the response should relate specifically to the 50% frontage limitation of TDC 18.620.030(A)(5), and respond to each variance criterion separately. Response: The variance application form and $109.00 fee are included in this submittal. 7. Engineering Completeness Items You will need to respond to the 8 items raised in the "Public Facility Plan Completeness Checklist," enclosed. Response: Trip Generation - TEV Counts, Appendix Seven is attached to this supplemental application and responds to the required Traffic Impact Report. Appendix Six was not included in the May 23, 2002 submittal and should be closely reviewed. The following engineering completeness items are illustrated on the revised Exhibit 4: street widths, fire hydrants and fire protection calculations for water quality/detention. For specific calculations for water quality/detention, see Appendix Eight, Storm Water Report. 8. Number of Application Copies Please submit the required 20 copies. Response: Twenty copies have been submitted. In conclusion, this application supplement demonstrates that all applicable provisions of the City of Tigard Community Development Code are satisfied by the Site Development plans for the proposed commercial office use. The applicant therefore respectfully requests approval of this application. Western Psychological Services — Site Development Review 5 otak H:\Project\11400\11455\supplement.061802.wpd Appendix Six — Arborist Report , submitted separately by Stephen Goetz , The Pacific Resources Group Appendix Seven — Traffic Impact Report , Trip Generation - TEV Counts M e m o r a n d u m F ILE oa To: Brian Rager From: Mike Peebles, PE 17355 SW Booties Ferry Rd. Lake Oswego, OR 97035 Copies: Brad Huber - WPCS Phone (503) 635-3618 Fax (503)635-5395 Date: June 14, 2002 Subject: Trip Generation - TEV Counts Otak is assisting Western Psychological Counseling Services (WPCS) on the land use application for site development review. In accordance with the pre-application notes, a traffic impact study is required for the land use application. WPCS is a small business proposing to develop an existing single-family residence into a commercial office within the Tigard Triangle. As WPCS is not going to be generating a large volume of traffic from the proposed site, I am requesting the requirement for the traffic study be reduced to providing trip generation based on the proposed use. The trip distribution can be added to existing TEV counts provided by recent traffic studies. The following is Trip Generation information based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (6th Edition). Staffing/Trip Generation: The proposed 2,600 square-foot commercial office building will provide outpatient care on a routine basis. Proposed use will allow for approximately 70 appointments a day. The office would employ nine full-time individuals. Employee schedules would be staggered. Medical-Dental Office Building (Land Use: 720) Average Vehicle Trip Ends (Weekday): vs. 1000 sf Gross Floor Area. AM Peak Hour= 13 (65% enter, 35% exit) vs. 1000 sf Gross Floor Area. PM Peak Hour= 9 (40% enter, 60% exit) Based on discussions with WPCS on the geographical distribution of clients, I have attached a sketch showing the proposed trip distribution from the site for the AM and PM peak hours. Adding these numbers to the recent traffic studies prepared for the City, a total TEV count can be provided for the 68th/Dartmouth and 72"d/Dartmouth intersections. As shown by the trip distribution, the entering volume impacts to the intersections in the AM and PM peak hours (4-6 trips) are insignificant compared to the TEV of 2,500-2,600 (as shown in Babies "R' Us counts from December 1998). Please review this information and call me (503- 699-4526) to verify this is the traffic data is adequate for land use review and approval. Thanks. H:\Project\11400\l 14554e`er.061402.n01.wpd t Medical-Dental Office Building (720) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, P.M. Peak Hour of Generator Number of Studies: 20 Average 1000 Sq. Feet GFA: 32 Directional Distribution: 4 entering, 60%exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 4.36 2.21 - 7.60 2.46 Data Plot and Equation 800 X 700 -`'- - 600 — •. ._.... . , (q - �' -- W a_ 500 .._ !- U -(i > 400 lT co X • N ' 300 J • II X 200 - X X X X X 100 '4 X X X 0 1 y r r i • 0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160 170 X= 1000 Sq.Feet Gross Floor Area X Actual Data Points Fitted Curve Average Rate Fitted Curve Equation: T=4.437(X)-2.588 R2=0.92 Trip Generation,6th Edition 1087 Institute of Transportation Engineers 1!!'r Ill Medical-Dental Office Building (720) ,! Ends vs: 1000 S . Feet Gross Floor Area Average Vehicle Trip nds q On a: Weekday, II A.M. Peak Hour of Generator II Number of Studies: 15 Average 1000 Sq. Feet GFA: 41 _ . _,_. Directional Distribution: 65% entering, 35% exiting'- Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 111 3.60 1.21 - 7.49 2.40 5i Data Plot and Equation 114; 700 (i x 1/1' 600 I . m 500 - w - a C I- L N i` 1t�i: - ... I d Q - X I 1- 200 - x x x X I '` X X 100 - X X x 1f : X ■ 0 . 1 . 1 , 1 . 1 . 1 1 t 1 I 1 I I 1 t I 1 0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160 170 ®' ,' - X= 1000 Sq.Feet Gross Floor Area ,i X Actual Data Points Fitted Curve - Average Rate I 111 ; Fitted Curve Equation: T=3.495(X)+4.377 R2=0.85 I' 1-= 3 1-1 cr5-(t_.61)+ t-(.3?7 - iI i Trip Generation,6th Edition 1086 Institute of Transportation Engineers I l 111 1 551,11I c --Az40 in9N -A 13d w.v .9(vruScinGJ"l or J141-pAsd NaaLcaM s 11 h d1,\ 3 b cd\,kl c1 > �ti -1 1-\I' L. . , ,, lir , 1------' 11 4'.4\3* ti ✓j", Za F— ,./1 \* ka _p .A E1 ? ,�■,ya� _,- KIN 1 ,,s,, , t I i41110174 0 S CO &_. N \l/ 55bl% it 00.d Wr40 -4,11.0)1 --A d Wei ,9n►►'3Sclo09 0)92 i0)17A54 ry 1S2M t 41 1,\ 3.11.3 S� a ti 5411.1 b 1 � L. . , '' z NI" i 1 i . 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O a Checked By Date Page 2_ of 2- List of Exhibits CITY OF TIGARD OREGON June 28, 2002 Bradley Huber PO Box 2469 Clackamas, OR 97015 RE: Completeness Review-Western Psychological Services, Case File No SDR2002-00009 Dear Mr. Huber: The City has received the additional information necessary to begin the review of your Site Development Review application (SDR2002-00009). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 5-6 weeks. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171 ext. 2428. Sincerely, Morgan"fracy Associate Planner Enclosure C: SDR2002-00009 Land Use File i:\curpin\morgan\workspace\sdr■sdr2002-00009(western psych svcs)\sdr2002-00009 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Arboris+/Tree 'I2pørf FROM : TI-E PACIFIC RESOURCES GRC FAX NO. : 503 222 4320 n. 27 2002 09:20d1 P2/6 T H G P A C I F I C R E S O U R C E S G R O U P LAND MANAGERS • URBAN FORESTERS • NATURAL RESOURCE CONSULTANTS June 25, 2002 RECEIVED Mr. Brad Huber CITY OF TIGARD Western Psychological Services P.O. Box 2469 PLANNING/ENGINEERING Clackamas,Oregon 97015 Subject: Tree evaluation and removal plan for 7455 SW Beveland Road,Tigard,Oregon Dear Mr. Huber: At your request I have visited the site of your proposed office.The site is currently a residence with a large yard containing trees,shrubs and other landscape elements.The proposed site plan that you provided indicates that the residence will be converted to an office with a 13 car parking lot located in what is now the front yard of the residence. There are a number of existing trees that will be affected by the proposed improvements. The survey shows what appears to be 29 trees. However, only 24 meet the City of Tigard's definition of a tree and are 6" or larger in diameter at breast height, (DBH).The remaining 5 plants include a stump and 4 shrubs. Of the 24 trees 10 are 12" in diameter or larger(see the attached tree inventory document and diagram). Several of these larger trees,trees#3,6 &8,are severely declining from unknown causes.The other pine trees nearby are also declining but not as severely. The pine tree stump (#7 on the diagram) is an indication of the expected result of this decline. I would not expect the severely affected trees to live too many more years given the changes in growing conditions that the proposed change in use will bring.One additional tree (#19) is in a declining condition due to untreated Brown Rot Disease that kills small twigs first and gradually kills larger and larger branches.Of the 10 trees that are 12" in diameter and larger,it appears that 7 will have to be removed (70%),including the 4 that are diseased and declining. None of the larger trees could be considered an immediate hazard,however I do consider several of the smaller trees to be hazardous(#9, 10& 12) and I recommend their removal even if they are not in the way of the proposed improvements. I have also noted in the comments in the inventory documents that there are some trees (#3, 6. 8, 11, 13, 14, 17,&26) that are such poor specimens that I recommend you remove them because I consider them aesthetic liabilities that would detract from the quality of the proposed improvements if they were left. The City will require some type of mitigation for the removal of the larger trees. While it is most common to secure smaller diameter trees to use as replacements to meet the City's mitigation requirement, I recommend that you explore the possibility of using larger caliper trees. The construction of the parking lot next to suitable planting areas and the proximity of the street may make the use of a large tree spade more cost effective than the typical installation. I suggest that you contact Terry Hickman of Big Trees Today (503 640-3011)to discuss this possibility. During construction the City will require some type of tree protection. I suggest that following clearing and grubbing,those trees that are to remain in the front of the site should be protected by installing construction fencing,chain link or orange plastic mesh on posts,at their drip lines. In cases where any of the proposed improvements arc shown to be within the drip line of trees that 03)SW RROAOWAY wrc}.1 DO PORTLAND.OREGON 97201 (503)1.22.4720 6YLLLVUE.WASHINGTON (415)451.00620 FROM : THE PACIFIC RESOURCES GR FAX NO. : 503 222 4320 un. 27 2002 08:30AM P6/6 are being retained,the fencing should be installed as far from the trunk as possible, or a minimum of 2' to 3' off the trunk of the tree. One thing that would help both the existing and newly transplanted landscape trees is fertilization. To help these trees overcome the adverse effects of construction and transplanting I recommend that you implement an annual fertilization program. Such a program would be applied to all those trees that are retained on the site,particularly for those located within 20'of excavations or grading for any site improvements.The fertilization recommended is simple,very inexpensive, and can be done with the assistance of a tree service,landscape maintenance firm or with general field labor. It requires that a highly soluble high nitrogen fertilizer be applied at a time prior to installing the landscape improvements or when surface vegetation is dormant and tree roots are still growing. The optimum time for application is the donnant period which is in early to mid November or early February. At both times I recommend using Ammonium Sulfate(21-0-0 or 23-0-0)at a rate of 2 lbs.of nitrogen per 1000 square feet.This equates to applying 9 lbs. of the fertilizer to each 1000 square feet of area within the drip line of each tree.The fertilizer can be applied to the surface of the ground with a cyclone or"whiny" type spreader.The fertilization program should begin within the first year following construction and continue annually, for a period of three years. The area to be fertilized is within the drip line and approximately 10'outside the drip line of the trees. I would also recommend that once construction is complete, you have the remaining trees pruned to improve their condition and appearance. Almost all of the trees that will be retained have dead branches in their crowns.These branches vary in size from less than 1/4" to over 1.5" in diameter. As these dead branches decay, their connection to the tree will deteriorate and they will fall.l recommend that the trees be pruned to comply with the ANSI 300 Standard for tree work. Any reputable tree care firm will be familiar with this specification. At the time of pruning the trees should be inspected for defects that were not visible from the ground. Any that are found should be reported and any that can be repaired should be taken care of also. The questionable health of the trees that will remain warrants some extra effort to assess any changes in their condition over time. Even when trees are in the best of health there is always some unpredictability associated with their presence. Preserving these trees is not without risk, but this risk is reasonable if their care is managed properly. I recommend that the health and condition of the trees be monitored for several years. Monitoring should include annual inspection to assess the effectiveness of the fertilization program,the tree protection measures, stability and other landscape maintenance practices. If any root cutting occurs within the dripline of the trees during construction it would be wise to check the stability of the trees during high winds. This completes my report. If any additional information,which would effect these recommendations,becomes available I would welcome the opportunity to consider it and revise this report accordingly. If I omitted any information or if you have any questions please do not hesitate to contact me. Thank you. Sincerely yours, Aroolgy Stephen F. Goetz, Principal. American Society of Consulting Arborists Reg#260 American Society of Landscape Architects.Or Lie.#80 Society of American Foresters SG.mac Tree Acxesrnenr Repoli, Western P.rycholog cif Seriees.6125102 FROM : THE PACIFIC RESOURCES GRf FAX NO. : 503 222 4320 in. 27 2002 eta:29AM P3/6 TREE INVENTORY/ASSESSMENT Western Psychological Services, 7455 SW Beveland,Tigard Tree Size - Species Height/Crown Width Health/ Comments No. DRH Condition 10" Austrian Pine 30' to 50710' to 15' Poor Subdominant crowded tree with 1/4 of a nonnal crown,moderate amount of deadwood 2 16" Austrian Pine 30' to 50'/15' to 30' Fair 2 stems at 10',large amount of deadwood throughout the crown, 1/2 of normal crown due to crowding 3 10", 12" Austrian Pine 30' to 50'/15' to 30' Fair to Poor 2 stems at 4',large amount of deadwood throughout crown, 1/3 of normal crown,tree is declining 4 2",2.5", English Holly 10'/8' Good Not a tree but a large shrub that is not covered 3" by the tree removal permit provisions 5 16'"' Austrian Pine 50' to 75'/15' to 30' Good Moderate amount of dead wood in lower crown, crowdin,g restricts crown to 1/3 to 1/2 of nonnal 6 14" Austrian Pine 50' to 75715' to 30' Fair Moderate amount of deadwood in crown, crowded to the point that crown is only 20%, declining for unlnown reasons 7 -- Pine Stump Dead Dead, previously removed NONE 8 14" Austrian Pine 50' to 7S'/15' to 30' Poor 3 stems at 5',large amount of dead wood throughout the crown, crown is thin, two largest stems have included bark and would need cabling if It were left.Tree is in severe decline and is not worth preserving 9 10" Japanese Red Pioc Fair 2 stems at 4.5',old wound at 30" which has 50' to 75'/15' to 30' internal decay,Tree leans to SW at 15°to 20", stag headed top, potential hazard,do not crescrVe 10 8" Blireiana Plum Hazard Internal decay in stem and leaning to NW. 15'/I 5" Unsafe to leave standing,remove 1 1 8" Blireiana Plum Poor/Dying Partial crown,2 stems at 5'which have decay in I 5/6' both and at base, is an aesthetic liability, Remove 12 6", 10" Blireiana Plum Hazard Smaller stem has broken over,larger stem has 20'/15' major decay and leans to the north. Extremely •oor specimen,hazard,remove. 13 10" European White Good to Fair Top is dying back,marginal for preservation Birch 50' to 75715' to 30' 1 4 8" European White Fair Top is dying back,marginal for preservation Birch 50' to 75'/15' to 30' 1 5 10" European White Good Leans to south,but otherwise a healthy tree Birch 50' to 75'/15' to 30' 16 6" European White Poor Large wound and internal decay at 4.5',bark Birch 30'115' damaged on one side for 40%of circumference 17 4",5",6" Crabapple/Apple Fair Little ornamental value 15'115' 18 18" Austrian Pine Good to Fair 2 sterns at 12',moderate amount of fine to medium 50' to 75'/15' to 30' deadwood in lower crown 19 12" Weeping Cherry Fair to Poor Crown is thin and tree has extensive fine branch 12' / 12' and twig the-back due to Brown Rot disease 20 4" European White 20' to 35'110' to 20' Good Birch 21 20" Fruiting C7uerry 20' to 35'/25' to 40' Good Tree has some oozing on trunk and has decay in stems that were previously cut back. Prune to repair titructural problems 22 Shrub Viburnum No tree issues 23 Shrub Viburnum No tree issues 24 5" Flowering 15' /IS' Good Dogwood 25 18" Douglas FIT Excellent 50' to 75'/15' to 30' troe lavwtory,7455 4W Bcvcland, Winn Piycholiaicwl Scrv„Oltx P citric Rocwac■Owup,6f24/02 FROM : THE PACIFIC RESOURCES GF FAX N0. : 503 222 4320 Tun. 27 2002 08:30AM P4/6 TREE INVENTORY/ASSESSMENT Western Psychological Services,7455 SW Beveland,Tigard - Tree Size - Species Height/Crown Width Health/ Comments No. DBH Condition r26 6" European White 15'/ 10' Very Poor Tree has dead top, is subdominant and leans to Birch south. An aesthetic liability, I)u not prcnervc 27 8" European White Fair Birch 30' to 50'/15' to 30' 28 •8" European White Fair Leans 30°to 40•to south and is heavily off Birch 30' to 50"/l5' to 30' balance,marginal for preservation 29 8" European White it Birch 50' to 75'/15' to 30' End of Tree Inventory Tree Inventory.7455 SW Beveland,Wstrn.Psycholigical Scrv.,Ville Pacific Resource.Croup,624/02 2 FROM : THE PACIFIC RESOURCES GRg FAX NO. : 503 222 4320 ''An. 27 2002 08:30AM P5'6 . i /1 I I I I 11 I - - - I . OW, ' Ti I 1 US IS .1 ,..i‘ , W000 PLAY •., i Ow CONCR • . -ri '.."‘ t 40/sbC19 '''.".ti - „. • al pi, . - 5 ...'`: -_ 0".._. '1*------, - 4.- co.c. . ( 0 - ' ....6.. \--- •:Erz)\-,411.,,, — , .°i51) ....c uwc : yr. ., 1 1.; ‘ ' (11111116,11 WOOO OCCK r itt% it ill* (LEV 216.92' :rm. . .. E., Or V W000 DECK 1••• Jr ELEV 2 t7.47' 4' , 'T ..:1 . ., 1 FIN. neon,/ . o 1... 's, (LEV 212.82' ' 1 \ ."N„.. . .. t amoi • • "olisr .?, • •. :. • •; I/ " • I 4.tr,11.V4' nw. n.00rt 0-...,.. ---, \ 171 -.)1. cl•Ev 213.28' mi. n.00R .,., s-..,. I 2;,: , 1 riAT 7L 1600 ... tk. • alcztrizidehrgimika,_ CLEv 208.89' ."'..ta I ..' \ k ■ / c, ,-•...... AI •..., -,, .. i\ . J .., HEOct UNE \ ,,,, ,Iffig.,,E ',,,,. .. i 0 7/4-.9• -...! Ave ,.), .." .-s• -1? 11--IVEK11-0Zse- -..,, - . 0 ., to- .... . ..?„, . \.,, Lt.o,... -.....„ -..s ''•.-.`e* Ijil r;\.".-- % -1...--.....,126S ■ri 1.30/ 1-k--12 RP .... ‘,.„ -...„, .., . --„ -- I 4. -... •• • '.. 6re.../r & &/ 41/oz. -... .. -• 1. 210-, •. '.-„,,41.4.„....... - --,.. , , , , it?. •,..., . .."...., • s oi s 'I:An Vs4;,'\ .1,,. ••,. .... `---4r-IVIRII -*--....... , k•• 'I T C ' -. ."`....... ... or,.• '' 0 % " ir . ,_ , .. ' `.... . ..., . •::,r,.. 4. "N •••,. ..., s(5, Co 4111111111k •„. . ;Pe, • . ... . r 0 k,....,_.t.,. •.. 7, 11..7. .‘ • aD ‘" ''•. '''.2[.. iz. r. ..°•". illip;., 0 - ----- I "L-, .-.+-- 1 ■471.-N-. 2144• .. .'s '"-- ' O. ,Phrzcs,, - '' & • ""ilVTiplo -NO .10 '---.. *gill 'ag-. --IC tifo-irciy. r, - -x-- ,...1 ,p, C •••„ tv......../ -Iffii---.11■Nlili..,,-'1-- k_.." ...i,e. 5_ 14 *-,k. - -,.47 " 011C 5) .clic.' _ ..., 0 -r,•- 4• -7 - -- km .,., — • i ir 0 i so-;-/-0,- --.., „ --- c - _ ,,,--- -.... L.,, [ -"•-M..— I •-......; il -.IMC 15 so--. _ . . -.....,... . ... 0 .. r - -----......_ . .,.. ft., EX.77710176-al- ° 13) sP:.---:::---. .-- 10 ' :i- --1/4-7\ .2:2;g\ --.------...... . 1 . 1 , *. ..• : - 1- •L___ I 1 fLN"_./ D ...___ „..„.. , - , _. .,,i ----. / / : ;.."-l■—.3s_.... ILI ........ AS e -..../ ...._ '.... 1 tiTSfirt .."4•• 1 •I : ..-■ I ;1.1 r •'"•-•- r.--.- .--....._ : ‘11 3-- : t i .-..1- .- -- -• - ..-....L___1.... _ • .--"• I. 1 i -`--....-. .... _........SLCIST INC RICHT.../w- '-'--..-._..... 1 -r- ----...„ - _ - Letter of Transmittal Transmitted By... Date June 18, 2002 Project # 11455 ❑ Mail Project Western Psychological Services ❑ Courier RECEIVED ❑ Will Call To Morgan Tracy ✓ Hand Deliver Address City of Tigard 13125 SW Hall Blvd. CITY OF TIGARD Tigard, OR 97223 PLANNING/ENGINEERING We Are Sending You... Transmitted... oa ❑ Drawings ❑ Prints ✓ For Approval ❑ Specifications ✓ Plans ✓ As Requested ❑ Copy of Letter ❑ Samples ❑ For Your Use 17355 SW Boones Ferry Rd. ❑ Change Order ✓ Other ❑ For Comment Lake Oswego, OR 97035 Phone (503) 635-3618 Fax (503) 635-5395 Copies Page # Description 7v CP , Supplemental Submittal for Case File No. a SDR2002-00009 20 Full Size Set of Plans, Revised as of 6/18/02 This includes: -Exhibits 2-5 -Exhibit 7,Building Elevations -Exhibit 8, Details of Bike Rack & Trash Enclosure 1 8 '/z x 11 Site Plan 20 Application Submittal, dated May 23, 2002 Items Are... ✓ Attached ❑ Under Separate Cover via Remarks Signed variance application form, variance fee of$109.00, and arborist report will be submitted by the applicant, no later than Friday, June 21, 2002. From Martha Beebe Architects Engineers Landscape Architects Planners Surveyors 8 Mappers Urban Designers DDS -q April 5, 2002 RECEIVED PLANNING RE: 7455 SW Beveland Rd. Tigard, OR 97223 APR 0 5 2002 CITY OF TK3ARD Dear Interested Party: I am representing the proposed owners of the property located at 7455 SW Beveland Rd. in Tigard. We are considering proposing a site development review at this location. The purpose of the site development review is to convert the current residential property to commercial. Through minor site development and renovation, the current location will be used as a professional office building. Prior to applying to the City of Tigard for the 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: Monday April 22, 2002 7:30 p.m. 7455 SW Beveland Rd. Tigard, OR 97223 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 of Tigard. I look forward to more specifically discussing the proposal with you. Please call me at 503-704-3663 if you have any questions. Sincerely, George B. Huber Vice President, WPCS FROM : THE PAC I F l C RESOURCES GRr"" FAX NO. : 503 222 4320 Tun. 27 2002 08:28RM P2/6 T H E P A C I F I C R E S O U R C E S G R O U P LAND MANAGERS . URBAN FORESTERS • NATURAL RESOURCE CONSULTANTS June 25, 2002 RECEIVED Mr. Brad Huber CITY OF TIGARD Western Psychological Services P.O. Box 2469 PLANNING/ENGINEERING Clackamas,Oregon 97015 Subject; Tree evaluation and removal plan for 7455 SW Beveland Road,Tigard,Oregon Dear Mr. Huber: At your request I have visited the site of your proposed office,The site is currently a residence with a large yard containing trees,shrubs and other landscape elements.The proposed site plan that you provided indicates that the residence will be converted to an office with a 13 car parking lot located in what is now the front yard of the residence.There are a number of existing trees that will be affected by the proposed improvements. The survey shows what appears to be 29 trees, However, only 24 meet the City of Tigard's definition of a tree and are 6" or larger in diameter at breast height, (DBH).The remaining 5 plants include a stump and 4 shrubs. Of the 24 trees 10 are 12" in diameter or larger(see the attached tree inventory document and diagram). Several of these larger trees,trees#3,6 &8,are severely declining from unknown causes.The other pine trees nearby are also declining but not as severely. The pine tree stump (#7 on the diagram) is an indication of the expected result of this decline. I would not expect the severely affected trees to live too many more years given the changes in growing conditions that the proposed change in use will bring. One additional tree (#19) is in a declining condition due to untreated Brown Rot Disease that kills small twigs first and gradually kills larger and larger branches. Of the 10 trees that are 12" in diameter and larger, it appears that 7 will have to be removed (70%), including the 4 that are diseased and declining. None of the larger trees could be considered an immediate hazard, however I do consider several of the smaller trees to be hazardous (#9, 10& 12) and I recommend their removal even if they are not in the way of the proposed improvements. I have also noted in the comments in the inventory documents that there are some trees (#3, 6. 8, 11, 13, 14, 17,&26) that are such poor specimens that I recommend you remove them because I consider them aesthetic liabilities that would detract from the quality of the proposed improvements if they were left. The City will require some type of mitigation for the removal of the larger trees. While it is most common to secure smaller diameter trees to use as replacements to meet the City's mitigation requirement, I recommend that you explore the possibility of using larger caliper trees. The construction of the parking lot next to suitable planting areas and the proximity of the street may make the use of a large tree spade more cost effective than the typical installation. I suggest that you contact Terry Hickman of Big Trees Today (503 640-3011)to discuss this possibility. During construction the City will require some type of tree protection. I suggest that following clearing and grubbing,those trees that are to remain in the front of the site should be protected by installing construction fencing,chain link or orange plastic mesh on posts,at their drip lines. In cases where any of the proposed improvements are shown to be within the drip line of trees that 1531 Sw PROAUWAr sUr1h IDo PCW.T1 AND,NIKON 97101 (503)232.452Q tsELLEvUG WASHINGTON (42S)451.0624 FROM THE PACIFIC RESOURCES GRr'"' FAX Nt). : 503 222 4320 Tun. 27 2002 08:30011 P6'6 are being retained,the fencing should be installed as far from the trunk as possible. or a minimum of 2' to 3' off the trunk of the tree. One thing that would help both the existing and newly transplanted landscape trees is fertilization. To help these trees overcome the adverse effects of construction and transplanting I recommend that you implement an annual fertilization program. Such a program would be applied to all those trees that are retained on the site, particularly for those located within 20'of excavations or grading for any site improvements.The fertilization recommended is simple,very inexpensive, and can be done with the assistance of a tree service, landscape maintenance firm or with general field labor. It requires that a highly soluble high nitrogen fertilizer be applied at a time prior to installing the landscape improvements or when surface vegetation is dormant and tree roots are still growing. The optimum time for application is the dormant period which is in early to mid November or early February. At both times I recommend using Ammonium Sulfate(21-0-0 or 23-0-0)at a rate of 2 lbs.of nitrogen per 1000 square feet. This equates to applying 9 lbs. of the fertilizer to each 1000 square feet of area within the drip line of each tree.The fertilizer can be applied to the surface of the ground with a cyclone or"whirly" type spreader.The fertilization program should begin within the first year following construction and continue annually, for a period of three years. The area to be fertilized is within the drip line and approximately 10'outside the drip line of the trees. I would also recommend that once construction is complete, you have the remaining trees pruned to improve their condition and appearance. Almost all of the trees that will be retained have dead branches in their crowns.These branches vary in size from less than 1/4" to over 1.5" in diameter. As these dead branches decay, their connection to the tree will deteriorate and they will fall.I recommend that the trees be pruned to comply with the ANSI 300 Standard for tree work. Any reputable tree care firm will be familiar with this specification. At the time of pruning the trees should be inspected for defects that were not visible from the ground. Any that are found should be reported and any that can be repaired should be taken care of also. The questionable health of the trees that will remain warrants some extra effort to assess any changes in their condition over time. Even when trees are in the best of health there is always some unpredictability associated with their presence. Preserving these trees is not without risk, but this risk is reasonable if their care is managed properly. I recommend that the health and condition of the trees be monitored for several years. Monitoring should include annual inspection to assess the effectiveness of the fertilization program,the tree protection measures, stability and other landscape maintenance practices. If any root cutting occurs within the dripline of the trees during construction it would be wise to check the stability of the trees during high winds. This completes my report If any additional information, which would effect these recommendations,becomes available I would welcome the opportunity to consider it and revise this report accordingly. If I omitted any information or if you have any questions please do not hesitate to contact me. Thank you. Sincerely yours, Stephen F. Goetz, Principal. American Society of Consulting Arborists Reg#260 American Society of Landscape Artitects.Or Lic.#80 Society of American Foresters SG:mac Tune Arxssnxni Report.Wenern P.rychologrciI Services,612992 FROM : THE PACIFIC RESOURCES "'° FAX 43. : 503 222 4320 Jun. 27 2002 08:29AM P3/6 TREE INVENTORY/ASSESSMENT Western Psychological Services, 7455 SW Beveland,Tigard Tree Size - Species Height/Crown Width Health/ Comments No. ASH Condition l 10" Austrian Pine 30' to 50110' to 15' Poor Subdominant crowded tree with 1/4 of a normal crown, moderate amount of deadwood 2 16" Austrian Pine 30' to 50'/15' to 30' Fair 2 stems at 10',large amount of deadwood throughout the crown, 1/2 of normal crown due to crowding 3 10",12" Austrian Pine 30' to 50115' to 30' Fair to Poor 2 steins at 4',large amount of deadwood throughout crown, 1/3 of normal crown,tree is declining 4 2",2.5", English Holly 10'/8' Good Not a tree but a large shrub that is not covered 3" by the tree removal permit provisions S 16"" Austrian Pine 50' to 7S'/I5' to 30' Good Moderate amount of dead wood in lower crown, crowding restricts crown to 1/3 to 1/2 of normal 6 ' 14" Austrian Pine 50' to 75'/15' to 30' Fair Moderate amount of deadwood in crown. crowded to the point that crown is only 20%, declining for unknown reasons 7 -- Pine Stump Dead Dead, previously removed NONE 8 14" Austrian Pine 50' to 75'/15' to 30' Poor 3 stems at 5',large amount of dead wood throughout the crown, crown is thin, two largest stems have included bark and would need cabling if it were left.Tree is in severe decline and is not worth preserving 9 10" Japanese Red Pine Fair 2 stems at 4.5',old wound at 30" which has 50' to 75'/15' to 30' internal decay,Tree leans to SW at 15"to 20", stag headed top, potential hazard,do not preserve _ 10 8" Blireiana Plum Hazard Internal decay in stem and leaning to NW. 15'/1S" Unsafe to leave standing.remove 1 1 8" Blireiana Plum Poor/Dying Partial crown,2 stems et 5'which have decay in ' 15/6' both and at base, is an aesthetic liability, Remove 12 6", 10" Blireiana Plum Hazard Smaller stem has broken over,larger stern has 20'/15' major decay and leans to the north. Extremely .00r specimen,hazard,remove. 13 10" European Whitt Good to Fair Top is dying back,marginal for preservation Birch 50' to 75'/15' to 30' 14 8" European White Fair Top is dying back,marginal for preservation Birch 50' to 75'/1S' to 30' 1 5 10" European White Good Leans to south,but otherwise a healthy tee Birch 50' to 75115' lu 30' 16 6" European White Poor Large wound and internal decay at 4.5'. bark Birch 30115' damaged on one side for 40%of circumference 17 4",5",6" Crabapple/Apple Fair Little ornamental value 15'/15' 18 18' Austrian Pine Good to Fair 2 stems at 12',moderate amount of fine to medium S0' to 75'/15' to 30' deadwood in lower crown 19 12" Weeping Cherry Fair to Poor Crown is thin and tree has extensive fine branch 12' / 12' and twig die-back due to Brown Rot disease 20 4" European White 20' to 35'/10' to 20' Good Birch 21 20" Fruiting Clwrry 20' to 35'/25' to 40' Good Tree has some oozing on trunk and has decay in stems that were previously cut back. Prune to repair structural problems 22 Shrub Viburnum No tree issues 23 Shrub Viburnum No tree issues 24 5" Flowering 15' /15' Good Dogwood 2 5 18" Douglas Fir Exccllent 50' to 75'/15' to 30' lea.toveatory.7155 SW Bcvetand, Wallin Paydtoliaieal Serv.,OITe Pac.6c Rrsaw.ce•O'oup,6124/02 1 1 714 ( **V) r� .^/ 33l h, .g '. 4 . 3 diwfwem.0644,4544/44 folbtI1141tZvtt8 _ 5 Z 1c.Iti,K1..r,I,K ' FROM : THE PACIFIC RESOURCES GPf"IR FAX ND. : 503 222 4320 Jun. 27 2002 08:30AM P4/6 TREE INVENTORY/ASSESSMENT Western Psychological Services,7455 SW Bevcland,Tigard Tree Size - Species Height/Crown Width Health/ Comments _No. DBH Condition 26 6" European White 15'/ 10' Very Poor Tree leas dead top, is subdominant and leans to Birch south. Au aesthetic liability. Do not prcncrvc 27 8" European White Fair Birch — to 50'/15' to 30' 28 8" European White Fair Leans 30°to 40°to south and is heavily off Birch 30' to 50"/15' to 30' balance,marginal for preservation 29 8" European White Fair Birch 50' to 75'/15' TO 30' _ , End of Tree Inventory Tree Inventory,7455 SW BevelanJ,Wstm.Psycholigiul Seri.,011ie Pacific Reaaxtrcea Gimp,6/14X02 2 • FROM ': THE PACIFIC RESOURCES ( na p FAX NO. : 503 222 4320 Jun. 27 2002 08:30AM P5/6 1 i 1 I I II I 1 I -. .._ ... !I__ , 31.1. coN XS / k VEG' 10 UNElf ij=pww...Zir /10° t; c . # i , i s. IIRati .. r a ., .., W000 PLAY '. i ■1 / C4 CONGA , • "1". "/''' % . • all ( • CONC. , .t.,;.____..ty,,..1N p., .,,,, "•-• .... ...„.................... ...... . ; lib ; WEDGE UNE t 149 I ." I ) 1 ---: \ ', ,...; \ ..i,„ ..,,,z, / ,„„iiira it 3; ...... woo° occ, e -.-'" (LEV 21 6.92. W000 DECK r • . . El '4>r ••• -2 ; )) -.. . . ELEv--".11.111.12I1.42. CLLV 21X,47. . t.: iii.,.\., i,:. t ; nig. 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I 1 eXISTiriG "';:i• -.-.. , A .......... -.-....,.1......._... 12 1.11/ /4.'"'" •-•4:- .-.- .I 1 / '1 • I 1 itil t ••••••••- ........_... ......„......", ....... ......4.., .. i .... i Il . , ......._. ; . • I -•-•,-........_,.... -s"- -'•"- W.....-. EX/SX, .. ...............-...... ...• "7■.- --------. NC RiHT_A, , -W •—_____•—_______ Ay -. ., -..,... ...--- ---- .. ‘ ~ ....._-------__ _ ---..--.--... ----- --- -5.- - ... --5 - VARIANCE ,, ,t. •I'i± 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: Morgan Tracy Property Address/Location(s): 7455 SW Beveland Rd DATE OF PRE APP.: March 7 , 2002 Tigard, OR 97233 Tax Map & Tax Lot#(s): Tax Map 2S101 AB Tax Lot 1 608 FOR STAFF USE ONLY Site Size: 2, 600 sq. ft. Property Owner/Deed Holder(s)*:Jerry Koberlein Case No.(s): 2-002-UOOZ 9 Address: 7455 SW Beveland Phone: City: Tigard, OR Zip: 97233 Other Case No.(s): 7V 2.(707_, _ l Applicant*: Daryl Quick/Brad Huber Receipt No.: Address: PO Box 2469 Phone: Application Accepted By: . '7 City: CLackamas , OR Zip: 97045 Date: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Date Determined Complete: authorization from the owner or an agent of the owner. The owner(s) Rev 9/4/2000 i:\curpin\masters\revised\variance doc must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request permission for a Variance to the following provision(s) of the Community Development REQUIRED SUBMITTAL ELEMENTS Code (please circle one only): (Note: applications will not be accepted without the required submittal elements) Administrative Variance: $ 545 Special Adjustments. LJ Application Form •Access/Egress Standards Adjustment $ 545 pp • Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 [�. Owner's Signature/Written Authorization -Reduction in New Development/Transit Improvement $ 545 -Reduction in Existing Development/Transit $ 545 Title Transfer Instrument or Deed Improvement $ 545 [i Site/Plot Plan -Increase in Maximum Parking Ratio $ 545 (#of copies based on pre-app check list) -Reduction in Bicycle Parking $ 545 -Alternative Parking Garage Layout $ 545 ] Site/Plot Plan (reduced 8'-f" x 11") • Sign Code Adjustment $ 545 d Applicant's Statement •Tree Removal Adjustment $ 545 (#of copies based on pre-app check list) •Wireless Communication Facility Adjustment—Setback from Nearby Residence $ 545 • Street Improvement Adjustment ❑ 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property Please state the reason for the Variance request: Owner List Generated by the City Parking area cannot be reduced below the El Filing Fee (Administrative) $ 500 50% frontage limitation, therefore a (09 variance is requested. 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Variance to TDC 18 . 620 . 030 (A) ( 5 ) APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this ...2- day of ii di_ , 20 -0/ A ,.... __,-?(, Ow'er's Si• • . Owl nee Signatu e AiiiiiiAdli / C �+ • Owner's S'g - Owner'sg ature j4Qb4 ! _.�A 1 ..iA. i l itiA4011 .�. 2 • , . Receipt #: 27200200000000002297 __l,,,ed1h. Date: 06/2012002 T I D E M A R K COMPUTER SYSTEMS, INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due VAR2002-00024 [LANDUS]ADMIN VARIANCE 100-0000-438000 $109.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check GEORGE HUBER MET 1135 $109.00 TOTAL AMOUNT PAID: $109.00 S A I /1�arra*ve Western Psychological Services Tigard, Oregon Request for Site Development Review Prepared by oa May 23, 2002 RECEIVED CITY OF TIGARD • PLANNING/ENGINEERING APPLICATION SUMMARY APPLICANT: Daryl Quick Western Psychological & Counseling Services P.O. Box 2469 Clackamas, OR 97045 PROPERTY OWNER: Jerry Koberlein 7455 SW Beveland Road Tigard, OR 97233 - PLANNERS/ENGINEERS: Otak, Inc. 17355 SW Boones Ferry Road Lake Oswego, OR 97035 Contact: Mike Peebles, PE (503) 635-3618 (503) 635-5395 fax mike.peebles @otak.com SUBJECT PROPERTY: 7455 SW Beveland Road (Tax Map 2S101AB, Tax Lot 1608). ZONING DESIGNATION: Mixed Use Employment (MUE). REQUESTED APPROVALS: Site Development Review. The proposed is a 2,600 square foot commercial office use from a conversion of a 1,959 square foot single-family residential. Once the proposed remodeling is completed to include converting the garage to office space. In addition, a Variance to the parking location standards of Section 18.620.030.A.5 is requested to allow the proposed parking to be located in front of the existing single-family residence rather than on the side or behind the building as this Code standard typically would require. The placement of the existing building on the site would not allow for parking to be located on the sides or behind the building, without relocation or demolition of the existing building. Table of Contents Western Psychological Services Site Development Review Page I. Proposal Description 1 II. Site and Vicinity Information 1 III. Pre-Application Meeting 2 IV. Neighborhood Meeting and Comments 2 V. Compliance with Site Development Review Approval Standards 2 VI. Compliance with Impact Study Submittal Requirements 20 VII. Conclusion 22 Appendices Appendix One —Pre-Application Meeting Notes Appendix Two—Pre-Application Meeting– Engineering Section Appendix Three —Deed and Legal Description Appendix Four—CWS Service Provider Letter Appendix Five —Neighborhood Meeting Affidavits & Notes List of Exhibits Exhibit 1 —Vicinity/Zoning Map Exhibit 2— Existing Conditions/Demolition Plan Exhibit 3 —Site Plan Exhibit 4 —Grading and Utility Plan Exhibit 5 — Landscape Plan Exhibit 6— Existing and Proposed Restrictions or Covenants (see Appendix Three) Copies of a separate larger scale Plan Site which includes Exhibits 2 through 5 have been submitted, along with one 8.5 by 11-inch copy of the site plan. I. Proposal Description Site Development Review approval is requested to allow the conversion of a single-family residence into a commercial office use (Western Psychological Services & Counseling), along with associated site improvements. The existing single-family residence will remain with slight modifications. The proposed square feet is 2,600, which expands the existing 1,959 square feet by converting the garage into usable office/lobby space. Two ADA bathrooms will be added to serve the proposed office use and the existing split level entry will be removed and the main entry moved to the ground floor. All frontage windows (all windows facing south) in the existing structure will be replaced. The site will be modified by addition of parking and a half-street improvement along SW Beveland Road. The proposed commercial office use will allow for up to approximately 70 counseling appointments per day. The development would employ nine full- time individuals. Employee schedules would be staggered. The impacts of the conversion are discussed further in the Impact Study, Part VI of this report. • II. Site And Vicinity Information Location —The site is located on the north side of SW Beveland Road (7455 SW Beveland Road), Tax Map 2S 101AB, Tax Lot 1608. Existing Use—The site is zoned Mixed Use Employment. The site currently contains a single-family residence of approximately 1,959 square feet. Access to SW Beveland Road is provided by a driveway which is located approximately 500 feet west of the signalized SW Beveland Road/SW 72nd intersection. Topography—The existing ground slopes from the back of the lot to the curb on SW Beveland Road. The average ground slope is 13 percent. There are tiered planters in the front yard and a split level residential structure that accommodate some of the grade change across the site. Neighboring Land Uses—The site is bordered to the west by a commercial office building in the mixed use employment district (MUE) use; to the south by Lowe's in the general commercial district (CG); and to the east and north by single-family residences in the mixed use employment district (MUE). Transportation and Nearby Transit Service—The site is served by public bus service approximately 2 1/2 blocks away at the intersection of SW 72"d Avenue and SW Hampton. Utilities—The existing single-family residence is served by a single water service metered at the curb. The residence is served by an onsite septic tank and drainfield. Storm drainage is conveyed to SW Beveland Road through Western Psychological Services — Site Development Review otak IF\Project\11400\11455\submittal.052002.wpd overland flow and two weepholes at the curb. The existing structure is served by existing residential electrical, telephone, and gas service. III. Pre-Application Meeting In preparation for making this application, the applicant's representatives met with the City of Tigard staff in a pre-application conference on March 7, 2002. The necessary applications and procedures were outlined by City staff in this meeting, along with a discussion of the potential key issues related to this review. The pre-application conference notes from the meeting are included as Appendix One and Two. IV. Neighborhood Meeting and Comments Consistent with the neighborhood meeting requirements of the City of Tigard, the applicant held a neighborhood meeting on April 22, 2002 to discuss the proposed commercial office use with interested neighbors. The meeting was held at 7455 SW Beveland Road. Appendix Five includes minutes of the meeting. Also included in Appendix Five is a copy of the notice of the meeting which was sent to owners of properties within 500 feet of the site, along with a mailing list and affidavit of mailing. Written comments received from neighbors or others interested in the project are also included. V. Compliance with Site Development Review Approval Standards Site Development Review - Chapter 18.360 Section 18.360.020.A.5 says that the site development review requirements are applicable to any proposed development which has a permitted use. Section 18.360.090.A provides the following approval criteria: 1. Compliance with all of the applicable requirements of this Title including Chapter 18.810, Street and Utility Standards; Response: This report addresses applicable requirements of Title 18, Chapter 18.810. 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 Western Psychological Services — Site Development Review 2 otak H:\Project\11400\11455\submitta1.052002.wpd 4. Oriented with consideration for sun and wind. Response: The existing structure will be converted to commercial office use with no change to the existing footprint. Thirteen trees will be removed for development of the parking area. Although, nine trees will be planted, as illustrated in Exhibit 5. The site of the proposed development includes no significant natural features nor steep slopes which might be subject to slumping or sliding. The proposed office will be oriented so that the front entrance faces the street (a) trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Response: As noted above, thirteen trees will be removed with redevelopment of the site. Approximately sixteen existing trees on the site will be preserved. The Landscape Plan, Exhibit 5, provides for approximately nine new trees to be planted which will serve to mitigate for the trees to be removed. 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... Response: The proposal is for a commercial office use. This section relates to residential development only and, therefore, is not applicable. 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: Response: The proposal involves a commercial office use. Compliance with the buffering and screening standards of Chapter 18.745 is considered in detail elsewhere in this report. (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: Western Psychological Services — Site Development Review 3 otak H:\Project\11400\11455\subm itta1.052002.wpd (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. Response: The adequacy of the proposed parking area screening is addressed later in this report under the specific provisions of Chapter 18.745, Landscaping and Screening. No outdoor storage or roof-top mechanical equipment are proposed. 5. Privacy and noise: multi-family or group living uses: Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a. below: Response: The proposal is for a commercial office use. This section relates to residential development only and, therefore, is not applicable. 6. Private outdoor area: multi-family use: Private open space such as a patio or balcony shall be provided and shall be designated for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and Response: The proposal is for a commercial office use. This section relates to residential development only and, therefore, is not applicable. 7. Shared outdoor recreation areas— multi-family use: In addition to the requirements of Subsection 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all residents... Response: The proposal is for a commercial office use. This section relates to residential development only and, therefore, is not applicable. 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. _ Response: According to FEMA floodplain information, the site is not located within a 100-year floodplain. Western Psychological Services — Site Development Review 4 otak H:\Project\11400\11455\subm itta 1.052002.wpd 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 b. These areas may be defined by, but not limited to the following: A deck,patio, low wall, hedge, or draping vine; A trellis or arbor; A change in elevation or grade; A change in the texture of the path material; Sign;or Landscaping. Response: The commercial office use will be differentiated from the SW Beveland right-of-way by a combination of landscaping and street trees. The walkway approach to the building entrance provides a clear visible corridor for visitors coming from public space to the private space of the office. This entrance will be visible from the site perimeter and is at a higher elevation that the street grade. Therefore, this standard is met. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Response: The building elevations are provided with a number of windows so as to allow surveillance of the entire site from within the proposed building. Subsections b. and c. refer to residential improvements d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime: 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. Response: Site lighting is proposed on the building to provide for an appropriate level of lighting for the parking lot and building entry. Western Psychological Services — Site Development Review 5 otak H:\Project\11400\11455\sub m ittal.052002.wpd 11. 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 the following: The location of other transit facilities in the area;and The size and type of the proposal. Response: The proposed commercial office use is served by Tri-Met bus service. There are several bus stops in the vicinity. The closest bus stop is south at the intersection of 72nd Avenue and Hampton, approximately 2 %2 blocks away. 12. Landscaping: a. All landscaping shall be designated in accordance with the requirements set forth in Chapter 18.100. Response: The applicable standards of Chapter 18.100 are addressed later in this report. 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 d. A minimum of 15 percent of the gross site area shall be landscaped. Response: The project will provide 67% of the site area in landscaping. 13. All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Response: Storm drainage is responded to under Chapter 18.810, Street and Utility Improvement Standards. 14. Provisions for the disabled:All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447;and Response: One disabled person accessible parking space will be provided in the parking lot, consistent with the UBC requirements for a parking lot of the size proposed. Western Psychological Services — Site Development Review 6 otak H:\Project\11400\11455\sub mittal.052002.wpd 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections of this title, e.g., Planned Developments, Chapter 18.350;or a variance or adjustment granted under Chapter 18.370. Response: The provisions of the underlying Multi-Use Employment zone are addressed later in this report, under Chapter 18.520 Commercial Zoning District. All of these standards area met. Commercial Zoning Districts— Chapter 18.520 Section 18.520.F states that the MUE zoning district is designed to apply to the majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. Since the proposed commercial office use will include the remodeling of an existing single-family residence to commercial office use, this Chapter applies. Use Table 18.520.1 notes that commercial office is a permitted use in the MUE zoning district. Response: The proposed use and site development concept is consistent with these principals with regard to integration of significant natural features (existing mature trees), establishing people-friendly spaces, and providing transition from existing low density residential areas that respects the livability of the residential areas. The provisions of the underlying Multi-Use Employment zone are met by the proposed commercial office use. Tigard Triangle Design Standards— Chapter 16.620 Section 18.620.B states that all new developments, including remodeling and renovation projects resulting in uses other than single-family use, are expected to contribute to the character and quality of the area. Since the proposed commercial office will include the remodeling of an existing single-family residential structure, this Chapter applies. Section 18.620.030.A states that all development much meet the following site design standards: a. Building Placement on Major and Minor Arterials Response: The standards does not apply because the proposed commercial use is located on a local street. b. Building setback Western Psychological Services — Site Development Review 7 otak H:\Project\11400\11455\subm itta 1.052002.wpd Response: The existing building is within the required building setback from SW Beveland Road. c. Front yard setback design Response: Landscaping and hard-surfaced expansion of the pedestrian walkway will be provided between the existing structure and SW Beveland Road. d. Walkway connection to building entrance Response: A 5-foot wide concrete walkway connection will be provided between the existing building's entrance and SW Beveland Road. e. Parking location and landscape design Response: Parking for the existing building will be located in front, because adequate space for parking is not provided along either side or behind the building. Landscaping will buffer the front parking location. A variance to this standard is requested. Please review Section 18.370.010.C2, governing criteria for granting a variance and this application's response. Section 18.370.010.C2 states that the Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other policies in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the application has no control, and which are not applicable to other properties in the same zoning district; c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic us of the land; d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title;and e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. Western Psychological Services — Site Development Review 8 otak H:\Project\11400\11455\submitta1.052002.wpd Response: A variance to the parking location standards of Section 18.620.030.A.5 is requested to allow the proposed parking to be located in front of the existing single-family residence rather than on the side or behind the building as this Code standard typically would require. The placement of the existing building on the site would not allow for parking to be located on the sides or behind the building, without relocation or demolition of the existing building. The location of the proposed on-site parking is a special circumstance that exists because of the lot size and location of the existing building. This special circumstance is not applicable to other properties in the same zoning district. Section 18.620.040.A states that non-residential buildings shall comply with the following design standards: 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. 2. Building facades- Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (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. 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. 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. 5. Roofs and roof lines-Except in the case of a building entrance feature, roofs shall be designated 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. 6. Roof-mounted equipment-All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other Western Psychological Services — Site Development Review 9 otak H:\Project\11400\11455\submittal.052002.wpd 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. Response: The proposed commercial building complies with these standards by meeting the above standards. The street facing elevation will meet the minimum standard of 50% of the ground floor wall area with windows and the main entrance. All the frontage windows (windows facing south) will be replaced. The existing split level entry will be removed and the main entry moved to the ground floor where the garage used to be. The converted garage will be usable office/lobby space. Weather protection is proposed around the main entrance. Building materials of the existing building consist of primarily wood siding. The roof and roof lines are an extension of the primary materials used for the existing building. No roof-mounted equipment is proposed. Section 18.620.050.A.1 states that non-residential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D. Response: No signs are proposed at this time. A permit will be obtained for any future signs to be placed on-site. Section 18.620.060.A states that entry portals shall be required at the primary access points in the Tigard Triangle. Response: The site location on SW Beveland Road is not one of the primary access points within the Tigard Triangle. Section 18.620.070.A states that there are two applicable levels of landscaping and screening standards that 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. 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. 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. Response: The provisions of the Tigard Triangle Design Standards are addressed later in this report, under Chapter 18.745 Landscaping and Screening. Western Psychological Services — Site Development Review 10 otak H:\Project\11400\11455\sub m itta1.052002.wpd Section 18.620.080.A states that Table 18.620.1 Street Classification and Function Table: Streets, show street and pedestrian accessway standards for the Tigard Triangle. The portion of this table applicable to SW Beveland Road is listed on the next page: TABLE 18.7620.1 STREET CLASSIFICATION AND FUNCTION TABLE: STREETS Policy Street Land Use/Design Right-of- Street Classification Function Priority Way East-West Local Service Provide access to Mixed Use 60 feet Streets Streets local services Commercial and Retail along 99 W 34 feet Distribute local curb-to-curb traffic Access to off-street parking Parking access street Enhanced pedestrian environment Response: SW Beveland Road is a local service street. The Site Development Review calls for a half street improvement. The proposed commercial use will provide half street improvements along with the site's frontage. Access Egress and Circulation— Chapter 18.705 Section 18.705.020.A. states that 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 onsite parking or loading requirements or which changes the access requirements. Since the proposed commercial office use will include the remodeling of an existing structure, this Chapter applies. Section 18.705.030.F states that pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing or 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; Western Psychological Services — Site Development Review 11 otak H:\Project\11400\11455\submittal.052002.wpd Response: Sidewalks will be provided between the building entrance and the proposed public sidewalk on SW Beveland Road. 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; Response: The proposal is for development of a commercial office use; therefore, this standard does not apply. 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; Response: The site plan provides an internal site sidewalk without crossing vehicle access driveways or parking lots. The sidewalk is 5-feet wide and where it is adjacent to roadways, the sidewalk is physically separated from the roadway by a 6-inch vertical curb. 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. Response: All walkways will be surfaced in concrete. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall be less than as provided in Table 18.705.3; Western Psychological Services — Site Development Review 12 otak H:\Project\1 1400\11455\sub m itta1.052002.wpd TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED MINIMUM NUMBER MINIMUM MINIMUM PARKING OF DRIVEWAYS ACCESS WIDTH PAVEMENT SPACES REQUIRED 0-99 1 30' 24'curbs required 100+ 2 30' 24'curbs required or 1 50' 40'curbs required Response: The City of Tigard applies this table for all non-residential projects, even those which are not commercial or industrial projects. Twelve parking spaces and one accessible parking space will be provided with this project. According to the table above, one 30-foot wide access with 24-foot pavement width is required for a parking lot this size. This site plan indicates that one 34-foot wide driveway access with a 24-foot paved drive aisle is provided. Section 18.705.030.2 states that vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; Response: The driveway will allow someone to be dropped off within approximately 100 feet of the primary entrance. Parking spaces will be located within 50 feet of the main entrance. Section 18.705.030.3 says that additional requirements for truck traffic may be placed as conditions of site development review. Response: No significant truck traffic to the site is anticipated with the proposed commercial office use. Section 18.705.030.K.2. states that 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 parking area connections. Response: The adjacent commercial office property to the west does not allow connection of parking areas due to topography constraints. The other adjacent properties are residential use. Western Psychological Services — Site Development Review 13 otak H:\Project\11400\11455\submitta1.052002.wpd Environmental Performance Standards— Chapter 18.725 Section 18.725.030.A states that the purposes of noise regulation, the provisions of Section 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Response: The proposed commercial office use will meet the standards regarding noise. Section 18.725.030.B states that within a commercial zoning district there shall be no use, operation or activity which results in a stck of other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Response: The proposed commercial office use will not produce visible emissions. Section 18.725.030.0 states that no vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Response: The proposed commercial office use will not produce vibrations. Section 18.725.030.D states that the emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors apply. Response: The proposed commercial office use will not produce odors. Landscaping and Screening— Chapter 18.745 Section 18.745.020.A states that the provisions of this chapter shall apply to all development including the remodeling of existing structures... Response: Since the proposed commercial use will involve the remodeling of an existing structure, this Chapter is applicable to the review of this application. The following are the development standards that are applicable to this proposal. Street Trees: Section 18.745.040.A.1. 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 the standards in Section 18.745.040.C. Western Psychological Services — Site Development Review 14 otak H:\Project\11400\11455\submittal.052002.wpd Response: The subject property has frontage on SW Beveland Road. Street trees will be provided in accordance with City standards. There will be four Raywood Claret Ash planted as street trees. Buffering and Screening: Section 18.745.050.A.1. states that it is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; Response: The proposed commercial office use will be located on a site that is zoned Multi-Use Employment (MUE). Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: 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; Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; Materials to be installed should achieve a 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 and on the basis of one tree for each seven parking spaces in order to provide a canopy effect;and The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from the vehicular damage by some form of wheel guard or curb. Response: The landscape plan shows that trees, shrubs and ground cover will be provided around the perimeter of the parking lot. The proposed plantings will provide the required balance between low-lying and vertical shrubbery and trees. The proposed parking lot contains thirteen parking spaces, which would require three trees spaced so as to provide a canopy. The landscape plan provides for five trees within the parking lot perimeter. These Katsura trees should provide the desired canopy effect. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street,parking lot, residential or Western Psychological Services — Site Development Review 15 otak H:\Project\11400\11455\sub m itta1.052002.wpd 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 screened area. Response: A refuse collection area will be provided on the west side of the site. The refuse collection area will be screened. Mixed Solid Waste and Recyclable Storage - Chapter 18.755 Section 18.755.010.B. states that the mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review;and are located within urban zones that allow, outright or by condition, for such uses. Section 18.755.010.C.5.b. states that non-residential buildings shall provide a minimum storage area of 10 square feet,plus 4 square feet/1,000 square feet gross floor area (GFA)for `office"and "other"uses. Response: The total square footage of the proposed commercial office use is approximately 2,600 square feet. A building of this size is required to be provided with storage of approximately 10 square feet. The proposed storage will be approximately 24 square feet. This fenced and landscaped trash and recycling enclosure will be constructed adjacent to the existing building. Off-Street Parking- Chapter 18.765 Section 18.765.020 states that 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. Section 18.765.070 provides both minimum and maximum parking space standards based upon uses and, in the case of maximums, based upon location within the city. For purposes of maximum parking, the site is located within parking-Zone B. Response: The site plan and floor plan indicate that the proposed commercial office use will total 2,600 square feet of gross floor area. The maximum parking allowed is 15 parking spaces. This number does not include the required accessible space. Due to site constraints, the proposed parking is 12 parking spaces with one accessible space. The total number of parking spaces allowed is thirteen, including the accessible space. Section 18.765.030.B. states that the location of off-street parking will be as follows: 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); Western Psychological Services — Site Development Review 16 otak H:\Project\11400\11455\subm itta1.052002.wpd 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: Response: The parking area for the development is located immediately adjacent to the building. The furthest point of the parking area is within 200 feet of the building. Section 18.765.030.6. states that 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. Response: State standards require one accessible space for parking lots with the number of spaces (12) proposed for the commercial office use. Section 18.765.040.J. states that 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. Response: Perimeter curbs are proposed for all parking spaces around the perimeter of the parking lot. The spaces around the perimeter of the parking lot either have been reduced in depth in order to utilize the bumper overhang landscaping provision or else wheel stops three feet back from the front of the parking stall utilized where the perimeter parking spaces are located adjacent to walkways. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces area as follows: 8.5'x 18.5'for a standard space; 7.5'x 16.5'for a compact space; As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; The width of each parking space includes a stripe, which separates each space. Response: All proposed parking spaces are sized according to these standards. All proposed parking spaces are standard spaces. The one accessible space is 9-feet wide with an 8-foot-wide access aisle as required by ADA regulations. Western Psychological Services — Site Development Review 17 otak H:\Project\11400\11455\submittal.0 52002.w p d Section 18.765.2 states that a commercial use must provide 2.5 bicycle parking spaces per commercial-personal service use. Response: The proposed commercial office use is approximately 2,600 square feet. The bicycle-parking requirement is therefore two spaces. Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. _ Response: Minimum and maximum off-street parking is addressed earlier in this section. Cleanwater Services (CWS) Buffer Standards- R & 0 96-44/USA Regulations- Chapter 3 The applicant received a fax of the Sensitive Area Pre-Screening Site Assessment form on April 24, 2002. Based on a review of the Sensitive Area Composite Map, locally adopted studies or maps, stormwater infrastructure maps, and CWS File 328 2000 aerial photo, the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7; the following was determined: Sensitive areas do not appear to exist on site or within 200'of the site. This pre-screening site assessment does not eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT(Appendix Four). Signs - Chapter 18.780 18.780.130.0 states that no signs shall be permitted in C-G or CBD zone except for the following: Freestanding signs shall have certain limitations and conditions when permitted on properties in commercial zones: One multi-faced, freestanding sign shall be permitted; A reader-board assembly; The maximum square footage of signs shall be 70 square feet per face or total of 140 square feet for all sign faces; The sign area may be increased one square foot for each lineal foot the sign is moved back from the property line to which the sign is adjacent; Freestanding signs located next to the public right-of-way shall not exceed 20 feet in height. Wall signs, including illuminated reader-boards may not project more than 18 inches from the wall or extend above the wall to which they are attached. Western Psychological Services — Site Development Review 18 otak H:\Project\11400\11455\s ub m i t to 1.052002.w p d Response: No signs are proposed at this time. A permit will be obtained for any future signs to be placed on the site. Tree Removal— Chapter 18.790 The Existing Conditions/Demolition Plan, Exhibit 2, shall serve as the tree plan required by Section 18.790.030. All trees to be removed are needed to be removed in order to remodel the existing structure or pavement improvements. Seven trees will be planted as mitigation for the trees proposed to be removed. Vision Clearance Areas— Chapter 18.795 Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge,planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. Response: The clear vision area associated with the Beveland/site entrance intersection will be unobstructed by vegetation and signs. Street and Utility Improvement Standards— Chapter 18.810 Chapter 18.810 provides standards related to streets, water supply, sanitary sewer, and storm drainage facilities which are necessary to serve proposed development of a site. Streets Section 18.810.030.A..3 states that streets adjacent a development shall be improved in accordance with the standards of that chapter. Section 18.810.030.A.4 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 that chapter. Response: The site is bordered by SW Beveland Road. This roadway is classified as a local street on the City's Transportation Plan Map and is under City of Tigard jurisdiction. Western Psychological Services — Site Development Review 19 otak H:\Project\11400\11455\submitta1.052002.wpd Water There is an existing 12-inch public water line located within SW Beveland Road adjacent to the site. A water service is already provided to the existing building on the site. No additional public water line work is necessary with the proposed development planned on the site. Sanitary Sewer and Storm Drainage The existing building is currently served by an onsite septic tank and drainfield and storm drainage is conveyed to SW Beveland Road through overland flow and a weephole at the curb. The nearest sanitary sewer main line to the subject property is an 8-inch line, which is located in SW Beveland Road. The proposed commercial office use will be connected to a public sanitary sewer. The developer will connect the building to public sewer. The Grading and Utility Plan, as illustrated in Exhibit 4, displays a proposed storm drainage plan for the site. Grading and Erosion Control Clean Water Services design and construction standards 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. The applicant will submit a detailed erosion control plan for City review as part of the building permit submittal. Existing Overhead Utility Lines There are existing overhead utility lines currently located on the south side of SW Beveland Road. Section 18.810.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. The proposed development is located at the north side of SW Beveland Road, because the electrical and telephone lines are not adjacent to the development site, the developer will pay the underground in-lieu-of fee. VI. Compliance with Impact Study Submittal Requirement Decision-Making Procedures— Chapter 18.390 Impact Study General: The commercial office development proposed for this site creates negligible impact on public facilities and services because the intensity of use is not significantly greater than the residential use existing on this site; the Western Psychological Services — Site Development Review 20 otak H:\Project\11400\11455\submitta1.052002.wpd greatest impacts will be from additional storm water due to increased impervious surface, and removal of existing mature trees, primarily from accommodations of the required public right-of-way improvements. Existing Building:The proposed square feet is 2,600, which expands the existing 1,959 square feet by converting the garage into usable office/lobby space. Two ADA bathrooms will be added to serve the proposed office use and the existing split level entry will be removed and the main entry moved to the ground floor. All frontage windows (all windows facing south) in the existing structure will be replaced. The conversion of the existing building will alter fixtures; fixtures to be added and fixtures to be removed. Noise Impacts: The use proposed for this site is professional offices that produce no noise that cannot be completely contained within or mitigated by the existing walls. Overhead Utilities: Overhead electrical and telephone lines are currently located on the south side of SW Beveland Road, because these lines are not adjacent to the development site, the developer will pay the underground in- lieu-of fee. Parks System: Professionals and clients using this development are not expected to add to the use of public parks. Sanitary Sewer System: The existing building is currently served by an onsite septic tank. The nearest sanitary sewer line to the subject property is an 8-inch line, which is located in SW Beveland Road. The proposed commercial office use will be connected to a public sanitary sewer. The developer will connect the building to public sewer. Staffing/Trip Generation: The proposed commercial use will allow for approximately 70-90 appointments a day. The development would employ nine full-time individuals. Employee schedules would be staggered. Based on the ITE Trip Generation Manual, the estimated rate of trips to the proposed commercial office use, is depicted below: Medical-Dental Office Building* Average Vehicle Trip Ends vs. 1000 Sq. Feet Gross Floor Area On a: Weekday Average Rate Range of Rates Standard Deviation 36.13 23.16-50.51 10.18 *ITE Trip Generation, 6"`Edition Volume 2 of 3,page 1083 Based on 2,600 square feet of office space, the average vehicle trip ends will be 93, which is slightly higher than the estimated trip generation provided by the owner. Western Psychological Services — Site Development Review 21 otak H:\Project\11400\11455\submittal.052002.wpd Storm Water: The on-site impervious area is being increased by approximately 3,565 square feet; the impervious area within the SW Beveland right-of-way is being increased by approximately 897 square feet (street paving and sidewalk); the total site impervious area added is approximately 4,462 square feet. The existing storm sewer located in SW Beveland is a 15" diameter concrete pipe, which now serves all properties over the entire length of SW Beveland from the Candlewood property to the west to the parcels adjoining Interstate 5 to the east; storm runoff added by this development is accommodated within existing public system. See the attached Exhibit 4 that illustrates the onsite storm drain system. The proposed storm system includes a grass-lined water quality pond to treat the runoff from the new impervious area. Transportation System: The commercial office use proposed for this site will yield an increase in automobile trips to this site to approximately 70-90 per day, based on the number of employees and the interval of client appointments anticipated. It is anticipated that all professionals and clients will access the site by private automobile, although some minimum use of public transit or bicycle might be remotely possible. The extremely low volume of traffic expected will not have a significant impact on the area, particularly in consideration of the larger commercial developments on the surrounding properties. Trees: There are approximately three mature birch trees within the existing public right-of-way and on the site that provide an amenity to this property and the neighborhood; it is the developer's goal to maintain as many of these trees as possible; the majority of these that must be removed are conflicting with required location of public right-of-way improvements (added paving width, curb and sidewalk) along SW Beveland; onsite trees removed to create new parking areas required are mitigated by added landscaping at the perimeter of the parking. Water System: The Tualatin Valley Water District already supplies water to the existing building. The demand on the water system is not expected to exceed that of the residential use existing on the site. VII. Conclusion This application narrative demonstrates that all applicable provisions of the City of Tigard Community Development Code are satisfied by the Site Development plans for the proposed commercial office use. The applicant therefore respectfully requests approval of this application. Western Psychological Services — Site Development Review 22 otak H:\Project\11400\11455\subm itta1.052002.wpd Appendix One — Pre - Application Meeting Notes z N CITY OF TIGARD A r l,ii. PREAMICATION CONROE NOTES C.ITror Community Shaping A BetterC re tleeting Notes are Valid'for Six (6) NON-RESIDENTIAL ITEowE 3/7/OZ. sAI M i APPLICANT: I GQ✓t�l�. • AGENT: 131•14d tl ,ec Phone: (coti) Phone: - ) 70Y- 7 ee5 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 1155 SG/ e,LAJ TAX MAP(S)/LOT #(S): 2�,/ol AT3 OMMo$ NECESSARY APPLICATIONS: 517r (5 (k PG,,e(or-newt-Reo eti) PROPOSAL DESCRIPTION: sinyit. A..717 (esthete Ace, COMPREHENSIVE PLAN MAP DESIGNATION: !4 if (AG 6-n1176 yMCne ZONING MAP DESIGNATION: MO6 CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: 64 a-- ZONING DISTRICT TDIMENSIONAL REQUIREMENTS (Refer to Code Section 18. cZ 2. 2. l 7 p- (._._ MINIMUM LOT SIZE: 62 sq. ft. Average Min. lot width: 5o ft. Max. building height: w5 ft. Setbacks: Front ISZ ft. Side &/ZO ft. Rear &/Zo ft. Corner M/A ft. from street. MAXIMUM SITE COVERAGE: 85 % Minimum landscaped or natural vegetation area: 15 %. BAR _yo E4 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 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards.t 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. f Rckr 4<) 1,S1-oFc.it c Pi-rf a 4-44,(44 1 oP W c/w/u. X] IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050] As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. • ACCESS (Refer to Chapters 18.105 and 18.765) Minimum number of accesses: I Minimum access width: 30 Minimum pavement width: t. hs All driveways and parking areas, except for some fleet storage parking areas, must be_paved. Drive-in use queuing areas: WA- WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030) WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.7301 Cti..p 18.6 rcWirry `o' Row, 44++5 ii of 13eowia4 Y STREETS: feet from the centerline of ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: - A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist;-ca i ►ti•f in Mu's • All actual building setbacks will be at least half (1/2) of the building's height; and `r The structure will not abut a residential zoned district. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Residential Application/Planning Division Section The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: 4c✓o/ G (6-/*')feet along north boundary. 4,61 G ( 6-l0' ) feet along east boundary. LEI L-! (5') feet along south boundary. — feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ricany 444.ii do 42a tc rceited ®'LANDSCAPING (Refer to Code Chapters 18.745,18.165 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. RECYCLING (Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. PARKING (Refer to Code Section 18.765.0401 ise-d o„ (959 5' • /714' REQUIRED parking for this type of use: 6 spacts 4.1.1 S 5ptrx.5 .+vo.K Parking SHOWN on preliminary plan(s): 6 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. I LOADING AREA REQUIREMENTS (Refer to Code Section 18.165.080) Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Residential Application/Planning Division Section V1 BICYCLE RACKS (Refer to Code Section 18.7651 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. 5p�uy ,,,,,, n SENSITIVE LANDS (Refer to Code Chapter 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I I STEEP SLOPES (Refer to Code Section 18.715.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES(CWSI BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 15 feet 0 10 to <50 acres >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 30 feet ► 10 to <50 acres >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON-Residential AppficationIPlanning 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. Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS Meter to Code Chapter 18.780) 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. kt' TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. a MITIGATION (Refer to Code Section 18.790.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. • If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Residential Application/Planning Division Section If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (X CLEAR VISION AREA [Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. r+cdt 4I-4.•( drove/way iot.1 L [ I WATER RESOURCES OVERLAY DISTRICT [Refer to Code Section 18.797.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Residential Application/Planning Division Section ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Cleanwater Services (CWS) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.797.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: ➢ Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. I I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/z times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) !l 18.620(Tigard Triangle Design Standards) ✓ 18.765(Off-Street ParkinglLoading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) / 18.705(Access/Egress/Circulation) 18.780(Signs) j 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) ✓/ 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) ✓ 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) ✓ 18.725(Environmental Performance Standards) 18.797(Water Resources(WR)Overlay District) V 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _ 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) ✓ 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) ✓. 18.745(Landscaping&Screening Standards) _ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) Ni 18.520(Commercial Zoning Districts) /✓ 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) V 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: P..h c v c✓ /c, sirkeitc<A5 [rivet() r••t I S•C2 0 (7-1904 MikelLe. tai PM ) T. 040655 adds loaf' �.E9fton5 / I' V c (4. rvt—✓5�G wru r►Gcc st•ii4k 04A/e./. rt rs a✓a,16.194, rn 1t.c 4h''C j<4/i" A9 re-I At bvt544,cNf' tAi-r Z) CankZ,.cf e,fi// r Grey 8err7 (v1 Ii/ C ,,i r) or f train Raytr I!cfl,./ticre i-414/4144 Gieler✓•PA,r>L 1� u 4 1v1 for c of is p re st i f. ConJ•Le c,Cad( ey 11 .try fit," fia 4ol tt,/n/-/e{byr re Far rtirh iaritottnerti". ice s{An.(.rd c.nirGv{I•.� frc(In Cld(ten) r9 • ■ LL 3) G�an�[ o/ vse. (c .' ce4 ,h"cd- b9,-w./t.((c tnipro,�,Te t.#s, step*, lt.' fi f�t. a�49w9 p cd f H� ser/-re y4le01 1,At✓3f tat. d:ccowhove44 vw t,�anye5. 5) R r k,n' r ubvver.c 6 spex c , 1J*tA1111(11 µJ$71—'l4 !7G age.;f �G. gvv►� ,t f et Ty''-a ti"�l prior 4 U(schosyc. rh tQ storm Prkl^tt 6) p <<,,, a//ras "Li,f Lc p4af..1 r s,/rrl■Ce, • 7) APA rctb✓,rt •►>lb►th- c4-2,41-21d- iVwry( J.nc.S (corblent,crcci Perry �tkr.rr(, ) -iv 4 tc, c'4t In "'loft dJ J 'Fcc.d�►..�ceit dcr#iy {4„f c , r., procLss (1x Uf'(A,,,,.) plan f). PROCEDURE / ✓ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follgws all land use decisions. An appeal on this matter would be heard by the Tigard Hick c a � . A basic flow chart which illustrates the review process is avilable from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover ail Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended thai a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: ?Vie,►Z0'H-' Rf}c"( - A%ocr/lTe �� R CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1297 E-MAIL (staffs first name) a©ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.Ci.tigard.Or.uS H:Ipatty\masters\Pre-App Notes Commercial.doc Updated: 1-Nov-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION < cityoof Tigard,Oregon Development Shaping A Better Community PUBLIC FACILITIES Tax Maplsl: 2S101AB Tax Lottsl: 1608 Use Type: SF to Commercial Office The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ❑ SW to feet ❑ SW to feet SW to feet SW to feet Street improvements: • 1/2 street improvements will be necessary along SW Beveland Street, to include: X 18 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip ® street trees spaced per TDC standards in planter strip. X street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section . 1 I Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: feet of pavement 1 I concrete curb n storm sewers and other underground utilities -foot concrete sidewalk 1 I street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 I Other: street improvements will be necessary along SW , to include: I I feet of pavement 1 I concrete curb I storm sewers and other underground utilities I -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Overhead Utility Lines: X Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Beveland Street. Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Beveland Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect the building to public sewer. The applicant will not be permitted to continue use of the septic system. There is a Sewer Reimbursement District (District #15) that was formed when the sewer was extended by the City in Beveland Street. The applicant will be required to pay the reimbursement assessment, as well as a standard connection fee. Contact Greg Berry, Utility Engineer, at (503) 639- 4171, ext. 373, for information as to the amount of the assessment for this parcel. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: CITY OF TIGARO Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Tualatin Valley Fire and R ue District (South Division) [Cont; Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention may be required if the net increase in impervious area exceeds 5,000 sf. Otherwise, the applicant would be permitted to freely discharge the runoff into the existing public system after treatment. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: (>Q Construction of an on-site water quality facility. Payment of the fee in-lieu. If the net increase in impervious area does not exceed 1,000 sf, then an onsite facility would not be required, and the applicant could pay the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. A trip generation analysis will be required to be submitted to the City as a part of the land use application. The main thrust of this report would be to assess the number of trips the project will add to the following intersections during the PM peak period: 72nd/Dartmouth and 68th/Dartmouth. The traffic engineer will need to assess the total number of trips that will enter those intersections during the PM peak after the project is in place, then show the number of site trips. CITY Of TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIE) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. Any funds paid toward the intersections mentioned previously, will be TIF creditable. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OFTIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section NOTE: If an EL Jeering Permit is required,the a, cant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 3 PZ CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section ENGIN•ING DEPARTMENT STAFF Phone: (5031639-4111 Fax: (5031684-1297 t 5eng\bnanr\templatestpreap notes-eng dot Revised: April 21,2000 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department 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: !'!oRwo4rJ I KA cY Date: 3(7/02 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): 111 Vicinity Map 1117 Preliminary Grading/Erosion Control Plan IV Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map QI Preliminary Storm Drainage Plan ❑/ Preliminary Partition/Lot Line Adjustment Plan 111/ Tree Preservation/Mitigation Plan ' E Site Development Plan 1Kr. Architectural Drawings CO'j Landscape Plan ❑ Sign Drawings LiF a^-t rrepoy Q' 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 ZO COPIES OF ALL APPLICATION MATERIALS.4*. 'IF life, rure,5 ALf 7uiJ 3 °•P re,, a,ft IssdS.a� �. Oscc, rtV& i( 'dr lisAiptc►T.y)051 7C} .✓di a}?L rcferu( fo 5404- ttu, W serif's 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 ad9liess liquefa tion potential and soil bearing capacity Other hr10ou15{•- Repo+ pre-4 or✓a ort plan 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 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). V 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 prop sed name of the subdivision ❑ Vicinity ma showing property's relationship to arterial and/collector streets ❑ Names, ad sses and telephone numbers of the owner./developer, engineer surveyor and designer(as applicable) ❑ Scale, north a ow and date ❑ Boundary lines oVract to be subdivided Names of adjacent subdivisions or names of recofil ed owners of adjoining parcels of un-subdivided land El lines related to a City-established bencJ�mark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10%0 / El The purpose, location, ipe and size of all of'fhe following (within and adjacent to the proposed subdivision): • Public and private riNt-of-ways and easements ❑ • Public and private sanitary and storyrs sewer lines ❑ • Domestic water mains in luding fie hydrants ❑ • Major power telephone tra'smision lines (50,000 volts or greater) El • Watercourses ❑ • Deed reservations for par :, v•en spaces, pathways and other land encumbrances ❑ • The location of all trees ith a eiameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all strip ures an• the present uses of the structures, and a statement of which structures are to remain after • .tting ❑ Supplemental informa on including: • Proposed deed .estrictions (if any) ❑ • A proposed p :n for provision of subdi ision improvements LI Existing natural -atures including rock outs ppings, wetlands and marsh areas The proposed of configurations, lot sizes an dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indi ated upon such lots ❑ If any of the foregoing information cannot practi ably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the applicati n materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner .f the subject parcel / El The owner's authorized agent ❑ The map scale, orth arrow and date ❑ Proposed property ines ❑ Description of parce 'cation and •oundaries ❑ Contour lines (2' interv. s for sl.'es 0-10% or 5'for slopes >10%) ❑ Location, width and name of .treets, easements and other public ways within and adjacent to the parcel El Location of all permanent b (dings on and within 25' of all property lines ❑ Location and width of all .ter ourses LI Location of any trees wi 6"or g -ater caliper at 4' above ground level ❑ All slopes greater tha 25% ❑ Location of existing :nd proposed utili 'es and utility easements ❑ Any applicable de-d restrictions ❑ Evidence that I. d partition will not preclu e efficient future land division where applicable El Future street etension plan showing existi and potential street connections El City of Tigard Land Use Application Checklist Page 3 of 5 • Site Development Plan ✓ The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: ♦ Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ ♦ Parking and circulation areas ❑ • Loading and service areas ❑ ♦ Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ ♦ Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ ♦ Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ ♦ Existing or proposed sewer reimbursement agreements ❑ ♦ Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s) of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: ♦ Soil conditions and how plant selections were derived for them ❑ ♦ Plans for soil treatment such as stockpiling the top soil ❑ ♦ Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan -/ Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan -/ The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants (existing and proposed) ❑ Proposed fire protection system ❑ Preliminary Storm Drainage Plan ✓ The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings .� Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;curpl n\masters\revised\checklist.doc 18-Sep-01 City of Tigard Land Use Application Checklist Page 5 of 5 • BAPS TEMPLE WEST CUP 2000-00004 IMPACT STUDY BACKGROUND The proposed 19,690 square foot temple is located at the northeast corner of SW 115th Avenue and Tigard Street in Tigard, Oregon. The building will consist of an auditorium, kitchen, dining area, sanctuary, classrooms, and bookstore. The temple hours will generally be from 4:00 PM to 8:00 PM Sundays and four times per year for religious festivals. The anticipated Sunday service attendance will average 50 to 70 followers. The festival attendance is estimated to range between 150 and 180. TRT Engineering, Inc provided the following summary of anticipated impacts on public utilities, roads, and services from development of the proposed temple. SANITARY SEWER Sanitary sewer service will be extended to the project site from the existing City of Tigard main located in SW 114th Place. It is anticipated the existing sewer main has sufficient capacity to handle the additional service demand from the temple. WATER SUPPLY Water service will be provided by an existing 8-inch cast iron Tigard Water District main that is located along the south shoulder of SW Tigard Street. The existing main will be tapped to provide separate domestic and fire service lines to the new structure. All City guidelines for tapping the line will be observed. There appears to be adequate capacity and pressure (100 psi) in the existing main to serve the domestic and fire demand. • STORM DRAINAGE The runoff for the proposed building and parking lot will be drained through a closed pipe system to a combination water quality and detention swale. Discharge from the swale will be to the existing city of Tigard storm sewer located in SW Tigard Street. Bec<:use storm runoff from proposed building and parking lot will be treated and detained on-site there will be no impact on the capacity or water quality in the existing storm sewer. SCHOOLS The project site is located within the Tigard-Tualatin School District No. 23J. Public school elementary students in the neighborhood attend Woodward Elementary School. Fowler Middle School and Tigard High School serve children in the upper grades. Because no • residences are associated with proposed subject project, there will be :-:o added impact to the school population. POWER- TELEPHONE - CABLE TELEVISION Portland General Electric and GTE Northwest provide electrical power and telephone services respectively. Northwest Natural Gas and TCI Cablevision provide na:ural gas and cable television. PARKS The site is located nearest to Summer Lake and Woodward Parks in the City of Tigard. Because of the limited hours the temple will be open; it is highly unlikely the worshipers will use the benefits of parks such as Summer Lake and Woodward. NOISE IMPACTS The activities associated with the proposed temple are in character with the surrounding single family residential neighborhood. The facility will have limited hours of operation and worshipping activities are usually not associated with noise generation. Broad buffers in the wide setbacks from the property lines, create additional separation and softening of any potential noises. The service access to the building is adjacent to the parking and access drives, at the front of the building. This side of the building faces the street, which generates much more noise than the few vehicle trips that serve the facility. Mechanical equipment serving the facility will be screened to minimize the sound impacts on neighbors. TRANSPORTATION SW Tigard Street and 115th Avenue serve the project site, which are both designated as Minor Collector streets. According to the Trip Generation Manual (Sixth Edition ITE) churches generate 9.49 trips per 1000 square foot of building. Using this value the 190 trips per day would be anticipated daily trips from the 19,690 square foot temple. These trips would primarily be concentrated on late Sunday afternoons and evenings. It is apparent that this facility will not add significantly to the traffic on SW 115th Ave or Tigard Street. Feb 27 02 12: 56p Brar Huber 503 491 -4189 p. 2 G PRE-APPLICATION A. iV CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: IDAyL Q AULI� Address: Zv c tck SW 4-r Phone: CaseN.O. " City: to_A-4f Cl ?- zip: et'Y j n ft Receipt No.: r • + l Application Aocepted By 1' $ . Contact Person: 7?AiN li-LA-1 s Phone:. ri01-1-3 S :. Date - r. ,. _` w . 7 Property Owner/Deed Holders) �C •�c'&£�L- ..1e 'fo ! y ' 1: , 1 , �7. 0 ,;Y i ' `DATE'OF PRE APP.: is � TIME OF PRE-APP.: .'r.:_+l>e,yam. Address: 111-15:5- ■; Dom■/"LA1-1,6 Phone: --.fig-8CD R PRE APP. HELD WITH: City: ' 1 ,A? �\ (, .. Zip: t( l 22.- Rev.12)6/2000 i\curp,nlmasters\revisedlere-App Request.doc Property Address/Location(s): . _ 1 y5 S :.():. 1� A/E._1_414 6 REQUIRED SUBMITTAL ELEMENTS lG.- d n - c i ZZ3 (Note: applications will flat be accepted without the required submittal elements) Tax Map &Tax Lot#(s): 0.S 1 n ‘ A? C 1(ob$ t--OT �- ( 1 .Er Pre-Application Conf. Request Form 1 Site Size 1 1 0 yC 1 S-0 • --SS A C..?."5 ) 2 COPIES EACH OF THE FOLLOWING: C Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any o ldp like questions/issues that 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 jest property show the n to the 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 Di Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. dic ■ 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 I (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE 1 Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM f Filing Fee $240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. t cdPr Pre-Apps (CD Meetings) March 2002 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, March 07, 2002 31 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-App Bill Adams nn 503.8190569 SDR Office 10:30 11.00 Pre-app Peter Bouman 503-625-3000 7455 sw Beveland/SFD to COMM 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 10:52AM Monday, March 04,2002 Ito 1 VI N 4Q I -IZi--- C. i • r 30 7____ o \ ` \ \ \ Q \ ■ \ \ \ \ \ \ \ \ \ \ \ \ - N ..3 P?-oPos 6 D�.344EL tlAY - q ,ago -p v.zr4.C. Ae-E.a 4 r-\-) � a y, rt i ` d i 0111$cA2*r AC- r r D ' I-J -Ex(s's L c•L c -T-$a S ,. I. rr I viVI n N ti ti t IN: A M [/�► , M c M n t. M 6r W City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 March 1, 2002 Re: Pre-application Conference 7455 SW Beveland Tigard, OR 97223 The party making application for this pre-app conference is considering a purchase of the subject property. The property is in an MUE zone in the Tigard Triangle, but currently in a residential use. The purchaser's intended use of the building is business/professional office. For their purposes they would need to make minor interior changes to the building, and modifications to the parking area. In addition to general questions related to this property, the applicants would like to address the following specific questions: • Will the change of use from residential to office require hook-up to sewer?(currently septic system) • Is the sewer stubbed to the property, and what are the connection fees? • Will the change of use from residential to office require sidewalk or other street improvements? • Will the parking improvements require discontinuation of the septic system if not otherwise required? • General parking requirements(#of spaces, storm drainage, etc.) • Is a compacted grave/parking area sufficient or is hard surface required? • Review ADA requirements for a 2000 sq. ft. building Thank you, Applicant GEOGRAPHIC 1 I 7.....-----,-- : / VICINITY MAP 7455 SW Hall i 07, \ n A r t 0 ' t A y, ;'_TAY $FCFF rill , I 4 / / il . / / . / / • I \ \\) BEiF BERG nG.�' rnSrglrAU 3:,R6 7'. It I Tigard Area Map LI 4 \ 4 `� 1 I 1 V 1 \ \` \^ 1210' .‘ attbkhLi. IIW . � E VE:LAN ,11W 11 . 1 --"'"LO N• s: 0 50 100 150 Fsat t 1"-105 feet . , City of Tigard F. Information on this map is for general location only and should be verified with Ma Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)8394171 httpl www.d.dgud.or.us Community Development Plot date:Mar 4,2002;C:lmagic\MAGIC03.APR NWI/4 NE 1/4 SECTION I T25 RIW W.M. 25 I IAB WASHINGTON COUNTY OREGON ro no, SCALE I".100' °O0 I SEE MAP IS 136DC —IMac m. _- — t jl i ; S.W. DARTMOUTH STREET ` r so 00 1 1 +E r. to > 10.. 1 aw j1 8 9 200 W Y 3 SEE MART _— 23 1 14 5 31 .min . 5.9i yO r' ELMHURST gL L 'w k ------ 5 ST = 1 ,r F....... 1 1 J F? 1600 1 601 r 55000 4� 303 +oo w, n, ! _- i 1 NOS .... 1...4 -5 1 03 ,1402 1 w.. rc.su.oaa•l w' .700 .L.; I SEE MAP X01 ° 1300 300 7 1200 I .1 .' • L & ... I 25 1 IAA 6 1100 i.i "I.' . 5 .rwf Kam .: ' 3 MA 0 r`2 . Ar23 V I_ 8Mn .; •' — — .w. .. 7 ,eoo"' •W r•. WAY .... .w ..,. WWWW 1501 ` 1700... IeOpw----IeDI--~ C 0. — — — — _) r R r] �` i 2,n -r e =:T1 w k NJ 11 1 © v 0 -,.. O 6. f 1 12 . 13 3 5-,ro. - Z 6U9 •7 1502' • :Oi Noe Mop"' ' „�.•'•�•a Ir , IA,1000 FRANKLIN 22 j• F^ • Ie06� 1 11. .a, • ST. R; - 20 3: 19 y °� 1�.1 g W. 1 f ,.' _ II I! I7 = Nf - Wow KW.. .. .... {y! m APAr S. W . • or IM is ,5 d.i z 2100 12201 2200 2300 i.ride"'.. ow R 27� 270 — -- B EVELANO M . . l3 _ Y 270i". 270]°— ROAD � . :6 , 2 I D i 24 :7 25 2e _ =�W •L7 ! E ;L A !N D .3 - g p i 27 Al 16 R! K 27D6r 170'••• I I' ,.. i.. -.Is' W :3 ? b 5, a S.W. BEVELAND ST. -5 +i .. -3; a ■ ' ixo ~ zaoo M,.M 2500 How I :1 • eES v.. - s ....12 n B 7 51. a FOR ASSESSMENT PURPOSES ONLY as . 1 D0 MOT RELY ON FOR ANY OTHER USE I 1AB • a.Pr'a ..a. _— Appendix Three — Deed and Legal Description 14\114PA% '16 rn tew art Title °f O r2020 SwF o e Phone: Portand O°17 A enu e(Sp3 29°,5500 972°1 InC • Fax: (503)290-5575 e arY1 Quick 20019 Huber Beav oW ten Rd Order No R 9700 j Kober .4'1'1550 Quick T HANIC YOV FOR USING STE1,1,14R1 T/TQF • rn STEWART TITLE OF OREGON, INC. 2020 SW Fourth Avenue, Suite 190 Portland, OR 97201 Phone: (503) 290-5500 • Fax: (503) 290-5576 Date: February 21, 2002 Our Order No. 200200550 PRELIMINARY TITLE REPORT FOR INSURANCE PROPERTY ADDRESS: 7455 SW Beveland Road Tigard, Oregon 97223 Stewart Title of Oregon, Inc. Attention: Toni McCardle 2020 SW Fourth Avenue, Suite 190 Portland, Oregon 97201 Liability Premium ALTA Owner's Policy Extended $325,000.00 $879.00 (Short Term Credit $131.00) Government Service Fee $50.00 Stewart Title of Oregon, Inc. is prepared to issue on request and on recording of the appropriate documents, a policy or policies as applied for, with coverage's as indicated, based on this preliminary report that as of February 7, 2002 at 8:00 A.M. title to the property described is vested in: JERRY GENE KOBERLEIN Subject only to the exceptions shown herein and to the terms, conditions and exceptions contained in the policy form. No liability is assumed until a full premium has been paid. LEGAL DESCRIPTION: FOR LEGAL DESCRIPTION SEE EXHIBIT 'A' Page 1 of 4 Order Number: 200200550 SCHEDULE B GENERAL EXCEPTIONS 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. (a) Unpatented mining claims, (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water; whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a survey would disclose, and which are not shown by public records. 5. Statutory liens or other liens or encumbrances, or claims thereof, which are not shown by the public records. CURRENT EXCEPTIONS 6. Unpaid taxes for 2001-2002: Levied Amount : $2,224.23 Balance Owing : $741.47, plus interest and fees, if any Account No. : R457295 Levy Code : 023.81 Map No. : 2S11AB-01608 7. City liens, if any, of the City of Tigard. We find none as of February 15, 2002. 8. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment of Clean Water Services, formerly known as Unified Sewerage Agency. 9. City of Tigard Resolution No. 99-63, a Resolution Establishing Sanitary Sewer Reimbursement District No. 15, including the terms and provisions thereof: Recorded : September 3, 1999 Fee No. : 99103238 Page 2 of 4 Order Number: 200200550 10. Trust Deed, including the terms and provisions thereof to secure the amount noted below and other amounts secured thereunder, if any: Grantor : Jerry Gene Koberlein, a married man Trustee : Pacific NW Title Beneficiary : community Lending, Incorporated, a California corporation Dated : May 2, 2001 Recorded : May 8, 2001 Fee No. : 2001042900 Amount : $178,000.00 Loan No. : 817-00-11255-3F NOTE: We find no judgments or Federal Tax Liens against Daryl Quick or Brad Huber. NOTE: Washington County Ordinance No. 193, recorded May 13, 1977 in Washington County, Oregon, imposes a tax of $1.00 per$1,000.00 or fraction thereof on the transfer of real property located within Washington County. Stewart Title of Oregon, Inc. Barbar J. Adams, Titletifficer Phone: (503) 290-5532 Fax: (503) 290-5578 Email: bjadams @stewart.com TC/dj If you have any questions regarding this report or your escrow, please contact your Escrow Officer, Toni McCardle at (503) 290-5522. cc: Daryl Quick cc: Brad Huber cc: Jerry Koberlein cc: Waters Realty, Inc. Attn: Dave Waters Attn: Closing Coordinator cc: The Realty Network Attn: Peter Bouman Attn: Closing Coordinator ,..1':;:-. Page 3 of 4 Order Number: 200200550 EXHIBIT "A" Lot 19, HERMOSO PARK, in the City of Tigard, County of Washington and State of Oregon. Page 4 of 4 Order Number: 200200550 5 WART TITLE OF OREGON, It . ..... N Eill-i164 This sketch is not intended to show all matters related to the property including,but not limited to area,dimensions,easements,encroachments or location of boundaries. It is not a part of,nor does it modify,the commitment or policy to which it is attached. The company asumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. S MAP NUMBER: 2S101AB 01608 li- a' 400 " •••.e'.. N 1. 1404 ex•• lti 1... 1403 1402 tC.s.NQ,07741 Z 1401 40' 8 7 1300 l2 1 6 1100 1 ■ 5 u 4 • 3 •• • ,o•. 2 kw s ' o ■ 100•PO H ERMOSO lee I.L • •,• ' x.1607 1100• R•,•N• WAY �� a..4.• +•.•� ` 1 1.0• t . ISOr lapp 100 ri +6or 1 lee __ { s� I " hh J . al r 21rJ - 9 s yr 10 4 �� rl S V Iw►14 � •. .�i. r $ 90C 23 i _ 12 : 13 3 Kc eee ./1/t Ie1 0 tt - 1.0r 101 .0• i l O.IC 0, • 0.114•p•t 1 1609 110• 1.0 • - �• i IN•p 1502 S N 1608 ,10 loo •••1• ■ t000 i 1600 1606 0 11d a•• •. ••P /Jt ac. • 22 , 4 1604 a..►• Taw = It e 20 t� 19 8 1600 1 row ,1.4. a.iv t IB 9 1 .11• 16 -2 k " 2000 Ts S. " 1s i w Ilo• • .�.4e W. 110. • r 6 EVE I10 ►.>t•27 p•• 1.0• E L A N D we •.� - 2701 2702 0• 1••• !Y N.,• or 4 24 2703 27041" ROAD '� • j 25 . 26 w 2703 ''�( 1•p P 27 A I1 2706 271770••. >ti • g 2s a.r.+....r•.. _ 30 -. . 3 S S. W.1� w -/�I, w .s.s .••area--"�"�rr.e., '1 I •.•.•14•.>• "m..+�._.__ . o SEE MAP R 5 FOR ASSESSMENT PURPOSES ONLY 2S i I DO NOT RELY ON FOR ANY OTHER USE 1 [ , I—/[/?/l'lOSA PAR/C 14' Be-ea... 6.t6 7 T/S,R2E, 11i.M. • [7 it re,ne,,iered /het I Ay yv, A sea w /o w / 0/7/!e City of, orl/and C. /1/lu/frlomafl St /a ofOreyor, A re6y dec sc.. - .t.p./i„{ rib Lo..yte., /7Z apP set out /r7 fu// adove I be a.A/at s°„,,"” He(rmosa/oark,a/,d do /1ere Ai- ded/ca/`e to _-- -- - - -- foreva, Ion its U.sa a// Scree/ and roa e S S/owa on sa n7 p/Pr. / / SECT/O�l/ L/NE ROAD. 77 w'cre55 ti'bereof f,1ove //erevn flared and sea/ f,/s_1_L'_-day of_Q ± Ltee a ts.f 4J9 tr°ry- sir/ye,/ and Sea/ed/r7/1�e gy p' 1466:1 'rese/7c a of hrS as witnesses _ 1,244u s/. JQ. ■ / _ STATE OF OREGON. +.t Cu..p.l?I.N.u..k{ O• /2 /i / 0 I.F.S.Skid..e...f Clerk d ae.a. l . .r... ...4 r w ..r--.,...4..rd..+u =Mgr AI t� � SStdte exOreyon q t :Fr.- M Cosa/, ofy a//aoriat4 ' 69ra 8).ea _ 1, -- ..BP i/'fe-,enT6ereo/ 4 / on ti 3 t. (- 440 '.�' 11 ..., - day of__OL.t ,Ir -/9/0 6Efor e r„e , e ender /0 ^ t' d . y f/ a, ary ps1I/ in and�/,Cor said/ Coon!), / Hook �9�� p. P e.•so n a//y app ea r el //j e ,e,4/r7 /,aa,ad 9 4 �� 7.6 j/�y . e/%%a WA r• w/lo /'s .Fnosv.r t r., e !o 4 a ,,e ••,K.,,. /de&T.c#/ Berson otescrieel /n a-od144 894:9 896.8 „is. .FL •.S. 14 a irri?A'a //lsfjbm([ee ano ac/F(n(ow/Pd9 , e,. tire* 11 e, av//a ess Wiled Eof Dave/(Ere4'4/o • 7. d i g oad /1/0 4-2 r/a/ Sea/ 1 4 e ano/yea• ,Aove 4e/r//ten , JJAAS� 0 0 �., .." IYotryPL //c for 44.7.9 .. .¢x..79 . :•• .. k]. L .. op., r r Lam ..... ..N 7J/)/Y S/•T b . Q /<.79 .. 44.7.9 ' Q n .. State OreJa S.S. Co Cozen y of/JVa/tore,< 11/41 11/41 I •./X60,77 ./5,7 after .e:i7/ di. depose oad say /Adtt ICo..a-13, ..'srrrec/t/r h 4 3 2 z / h as reFeesen feel oa /fie /tan ex el P/a/of//e OA T/aet I//avE /r,ar.('fdw./! fir O/ er /770h/i/» /fie /and as re/oresPateal o.r so,/10/at a a t ar-.„ 44.7J .• - 44.79 _ar /n//ia/ /30/;7 t" of Sa;of SL r/'V� /.4 4 9a/1'P /rvn /0/3;0 a //ra /nc.1c c /n c7/ame/Er a//d fee/ef /on fr • Set ..fix /ne%es 6e 4.», /fe s4•r /fj a 7C Po cc n e/ So 'o' 0I,7/ ..4.e/R7 2g79.6't• eVster., c/or7y //7e CC/l/er of feet c.,//n and .to.. et Sou/% of/lie /l'o; East Co., //a/•r,/oton Xe//y 42-C Sec 6Y 7 7/.5.,,f'2 ' • TA/. Co/.,/p/o Si",v yob —314 ccrr.4_50/A aad s.'ern / befo.e '7,e /OA o'er of 0C-Z6 /,9,a — 4 lYol r aA/.c A. 0.(.,5 a •• .,. ....A.• 4 . ... . ..-.... -.. .1., . . .. . . •• •• •• • . STATE OF OREGON . . .... SS •• . . •• , .. . ,, . . .. . ... • •• . County of Weehl •t .1 .• . .. . . . . .. .. . . .. • • • I,Jerry .A,f • 4. of Aueets- • . . mew en• 1-;. 11..._,,•...L, .4ist• County • •• •... CIerk for •„. •77;14,47"=,•, •• . rtIfy thet .. ... . • -• the Mt -1•• •• ."•‘.t 4;-k. . Ivw1 .. . end un I ••etie•• ••:'42' • '• of geld oo * le .,43.4 . .. .. .... . .. . • • • . ... .. .. . . • . ..• .. , .. ...,, - .. .. .or of • - - .Lite;1011. ••n,Ex- . .. . 1•'• • • • rk .. . . . . • .. 38 Doc : 991032 • . .. . - •• _.• • - • • • • • • • Rect: 239307 . 91.00 .. • • .• . . . 09/03/1999 0944(426M . . .... ...•. . .. . . . . ... , . .• .. .. - . .. • . .. .. .. ".• ., . . . . . . . ... .. .. . • . . . , . .. . . ... . - • • . . ... • • •. . . . ..... .... , . .. - . ... - . .., ... . . ,,. . .• .. . • .. . . ..• • ...• - • . . . . . - . .. • . • . . ..• • . . . . . ... . . •• -.. • . . .. • . -.. - .. • :. . . .. . .. . . . . .. . . . . . • -- . :. . - , • . . . • .... . ., • •. , .. .. • . . • . • . . ••• . . . . . . .. . . . . . .. . . • .. . .. . . . . ., . • • .. .. . .. ... . :. . . . . . . " - • - - . .. . . . . .. . . .. . . ...- . . . • . . . .. • ...• . . . • . .. • .. . . . -• . - . . .. .. .. . ••.- • - 7 .. . . . .. - . . • .. • •• . •• . - . .. . . . .. .- .. . - . •• .. .. . . ' .. •.•. a . . . . . . • . ... . . . • • . . .. .. . .. - •• . • .. . . • . ' • .. - . .• . . .. • .... - . ... - - • . . - ••• . . - . --- . - • • . . - . _ ..• . . . . . ... - . • • •.. .... . . - -• •...•* .. .. . .. . . . . . . . .. . . .. • .. . .. - .. . - • . . .. . . - • . ..• . .. . .. . .. " •• ' - • •...- . . •... . . . • .. • •..•- • • • .. . . .: • . • .. .. . . . ..... .. . .. . ... . .. . 1:. . .. • .... . • . •• • . • • . .. . . • . .• .. .. . • -•• .. . - . . . • . • . . . • .. . . . . . . . . r . .• . .. . . • . . . •• •.. - • •• . . . -.„ . •• . • • .. . . . . , . . • - . • • . .. .. ".. . ... .. . ."... • ... -•-• . . .. • . . • • :: .. . ,.. .. .. . . .. • • .. . .. - • • - . ...- .. . . ... • •. • • -• ••- - •• •• • • ..•• • . •.. • tIlil■I'• •. RETURN RECORDBD DOCUMENT 1D: • ' CITY RECORDS SECTION, CITY OF h OARD 13125 SW O Het! 23 CITY OF TIGARD,OREGON . Tigard,OR 97223 RESOLUTION NO.99•.(03 • ki .�� A RESOLUTION ESTABLISHING SANTTARY SEWER REIMBURSEMENT �0 DISTRICT NO.15 • WHEREAS, the City has initiated the Neighborhood'Sawa Extension Program to extend public sewers and recover costs through Reimbursement Districts in accordance with TMC Chapter 13,09;and . WHEREAS,the sanitary sewer improvements for the proposed Reimbursanont District are • . included in a Street Capital Improvement Project;and , WHEREAS, these property owners have been notified of a public hearing in accordance with TMC 13.09.060 and a public hearing was conducted in accordance with TMC 13.09.050;and • •• WHEREAS; the City Engineer has submitted R Toport describing the improvenienta, the area to be included in the Reimbursement District, the eatirnated costs,.a method for • . • • .• • spreading the cost among the parcels within the District, and a recommendation for an' .... .. • annual foe adjustment;and•• WHEREAS, the City Council has determined that the•formation of a Reimbursement ... •". District as recommended by the City Engineer is appropriate. .. ,, NOW,THEREFORE,BE IT RESOLVED by the Tigard City Council that: ' SECTION 1: .The City Engineer's .report titled "Sanitary Sewer Reimbursement District No.15",attached hereto as Exhibit A,is hereby approved. , SECTION 2: A Reimbursement District is hereby established in accordance with TMC Chapter 13.09.The District shall be the area shown and described ' . on Exhibit B. The District shall be known as "Sanitary Sewer. . Reimbursement District No.15." . SECTION 3 Payment of the reimbursement fee as shown in Exhibit A is a .precondition of tecciving City permits applicable to developriient of " • each parcel within the Reimbursement District as provided for in TMC • 13.09.110. SECTION 4 An annual fee adjustment, at a rate recommended by.the Finance Director,shall be applied to the Reimbursement Fee. • �. . . • , w - . .. _ , r • i •. . 4 .. • • .3.1: •y. •. .. r SECTIONS The City Recorder dial)cacao A copy of this resolution to be filed in the office of the County R000rder and shall mail a copy of this resolutin i to ,, all affected Property owners at their lout known address,in acoordanoe . • - ' with TMC 13.09.090. . PASSED: This day of ,Q 1 1994. i .. JJ . • - ,.... r-City of Tigud.. - • ATTEST: /1_� V • • City Recorder-City of Tigard • ,ttLessi,9r . . . , . •• . . . • . ... s.' - . • . . . • • - - ....N.40:t-.7.4...,), . • • • .4,...t.,...:::,•:...,to. 4z1„; • •• . t_. •,v .4, • . • • p• Certified to be tt lhn of- Fi f.::)..`•.;,.?_ �sisr ,'.'' Original otltt{e t Gv�C� Gt N(:4.! J�/,y " err I-MIA 2111 / • • .. .. itll R .•.City of Tigard• $ardor ,. • • Dates - • • • • • . .. . 3. . . . • • .... . . . •.. • . .. .. • . • • . . .. . . . •.. • . .. . .. . . . . . . .. . . • ... . . . .. . . . • • . „ .. • " - . . . ...• . . - . • . .;. • . . . . . . . • , . . 6 •••I• • • 6 I . ' • • Exhibit A City Engineer's Report Sanitary Sewer Reimbursement District No. 16 ilevAaraunci This project will be constructed and funded under the City of Tigard Nelghbe1aod Gay.ar Extension Program(NSEP). Under the program the Clty,pf Tigard would install public sewers to each lot within a project area. At the time • *the property owner connects to the sewer,the owner would pay a connection fee • of $2,336.00 and reimburse the City for a fair share of the coat of the public sewer. There is no requirement to connect to the sewer or pay any fee until connection is made. In addition, property owners are responsible for disconnecting their existing septic system according to Washington County rules and for any other modifications neceasa,y to connect to the public sewer. . • Several developments along SW Beveland St have been proposed Including the Eagle Hardware project that would realign SW Beveland St at SW 72'11 Ave. The - purpose of this project Is to Install the sewer before street Improvements are constructed. In addition, eighteen of the twenty-five owners In the proposed district have expressed support for the project as shown on the attached map. pjoct Area-Zone of Benefit An existing sanitary sewer line is located along the west property tine of 7650 SW Beveland St., parallel to Highway 217. The new line would be extended to the east through an easement up to SW Beveland St. and would continua easterly on SW Beveland St. approximately 715 feet to provide eight services. The lot at the northwest corner of SW 72pd Av.and SW Beveland St.has access to an existing sewer line crossing SW 72nd Av, so It was not Included In the Reimbursement District. The remaining lots along the south side of SW Beveland St. are part of the proposed Eagle Hardware project and will not require service. The line would also be extended from the intersection of SW • Beveland St. and SW Hermoso Way, northerly approximately 344 feet and easterly on SW Hermosa Way approximately 355 feet to provide an additional seventeen services. There Is no need for future extensions of the proposed lines. Sit • The estimated cost for the sanitary sewer construction is$148,830. Engineering and Inspection fees amount to$19,820 (13.5%)as defined in TMC 13.09.040(1). The total project cost Including these fees Is $166,650. This entire amount should be reimbursed to the NSEP fund as properties connect to the sewer and pay their fair share of the total amount. In addition to sharing the coat of the public sewer line, each property owner will . be required to pay an add,tional $2,335 connection and Inspection fee when R . connection to the public tine Is made, and will be responsible for all plumbing costs required for work done on private property. Reimbursement Rate • All properties in thla area are zoned Mixed Use Employment and have similar lot sizes as can be seen in Exhibit Map B. Therefore;it is recommended that the total cost of the project be divided equally among the twenty-frve properties Included In the reimbursement district Other reimbursement methods include basing the proportional share upon the square footage of each property or by,the length of frontage Of each property. Because all properties are similar in size, the square footage method Is not recommended. The length of frontage method Is also not recommended because there is no need to extend 'ttie line the entire length of the one • northeasterly property on SW Hermosa Way, and one northeasterly property on SW Beveland Street,but the line'wlll be extended along the entire frontage of the one southeasterly property on SW Boveland Street that will not be served by this project Each property owner's estimated fair share of the public sewer line Is $8,670. Should the actual cost exceed $8,000, each owner's fair share .would be limited to$8,000 to the extent that it does not exceed$15,000,for connections completed within ono year of City Council approval of the final • City Engineer's Report following construction In accordance with Resolution 08.51(attached). In addition to paying for the first $8,000, owners will remain responsible for paying all actual costs that exceed $15,600: • . Annual Fee Adjustment • TMC 13.09.115 states that an annual percentage rate shall be applied to each property owner's fair share of the sewer line costs on the anniversary date of the reimbursement agreement. The Finance Director.has set the annual Interest rate at 6.05%as stated In City of Tigard Resolution No.98-22. &commendation ' It is recommended that a reimbursement district be formed with an annual fee increase as indicated above and that the reimbursement district continue for fifteen years as provided in the Tigard Municipal Code (TMC) 13.09.110(5). Fifteen years after the formation of the reimbursement district, properties connecting to the sewer would no longer be required to pay the reimbursement fee. 5 ?e 4 ... . a ., • .• • .. . • • . .. .• • t. .. . . ... . . . •• •.. •• .. . „ .. aa . . .. I. . . . . . ., . ... . . . ... , ... . . .• . . ... .. .. . ... . . . . .. . .• •l.. • . • a. , .. Submitted Auggst 12, 1999 . •• .. . . - .. . . . ... . , .. 4. - .. .. . . .. Agçcfln P.Duenas PE . • . C _ngi .. neer •• . .. . • • .. .... . . tiov.460.440.44-1.ovalaNgilw • . - . . • • ... •. ' .. • . . r .- ' .. •• . ... • ... • .. • .. . .. .. .. .. •.• • . . -• . . : .• . .. . " . .• .. . . • „ -I. . • • ... . . ... .. . .• . ... • . . . .,.'• .. . •• . . ...r , .. . . . ..: .. .. . • •• 3::- . . . . - . ... .... ... .. .. .. . ...... . . . .• . - . • . , .... . .. .• ..t.•• . . . - . . . • ••: . . . .. .. . . . .. . . . . .. . • ' . ... . . . . ..•• ... . ... • .... .... . . . • ... • • . . • • . . ...••• . . . .. . r ..•- - - . . • .. •• • . ..•_ - • •. . ... . - • *.: . • . . .. - . -.. .• _ . - • . .... • ••- . . . - • .- .. . .. • .. . • ..... - .. . •. .. • • . . _ .. . .. . . •• . .. • . .. . - . . ... .. • . • .. . , . • . ... •.• . . . . . .. . . •• . .. . ._ . . . . • . . • •••• .. . . . ... ..•. . ': • . . .. .• .• .. . . . -.. • . . - • ... . . . . ..• . .. .. •• .. .. • •• . . . .... .. • . . . . •• ... _ . . . .. . • • .. .. .. . . . . . . . ... • • • r • . • . -. . . ..1.114.; ,:.••' • • • .. • • • a... . •. .• . • " .... . . .. „ .. . -. • .. y SUPPORT PROJECT----k.• • N..pO NOT SUrr'' T PROSE • BL ANK-NO RE^7PONSE 117t:lL' • .''.--•-' e4 T., "• - . ,-,0,.k-.:-.., -,- . ,,- al - HERMOSO ---...'"' -•• y• .4. . ..''''**'..iti 4,.1t2)';• Al}` •�, •a'L u . -, • A.—.1 .- .� • • BE1/ELANp ST ` • yam. • . o N•• _ GONZAGA iii• • • . Minh . J. w +i • August 10, 1999 CITY OF ARL) OREGON NOTICE infornnational Hearing • • NOTICE IS HEREBY GIVEN • THAT THE TIGARD CITY COUNCIL•• AT A MEETING ON " TUESDAY,August 24,190, .. . • • • • AT7:30Pfd' "• -- IN THE TOWN HALL OF THE TIGARD CIVIC CENTER - : • 13125 SW HALL BLVD TIGARD OR 97223 TO CONSIDER THE FOLLOWING: • Proposed Sanitary Sower Reimbursement District No.15, • • • • The Tigard City Council will conduct an informational public hearing to hear testimony. .. • on the proposed Reimbursement District formed to Install a sewer In Beveland Street 4nd Hermoso Way west of SW 72nd,Avenue. • Both public oral and written testimony Is Invited. • The public hearing op this matter will be conducted as required by • • Section 13.09.080 of the Tigard Municipal Code. •• Further Information and the scheduled time for this item during the Council meeting may be • obtained from the Engineering Department,13125 SW Hall Blvd.Tigard,Oregon 97223 or try calling 639-4171 extension 373. • 13125 SW Hai Blvd.,Tigard OR 97223(503)639-4171 TDD(503)604-2772- . •• . .... • . . . . • . .. " . .. . . ..- . . , . . . ' . .. 2 • 23101AB-01100 8101A1-01200 • . ;-. .• . ., ... ' • BAUER DANIEL E& BAUER DANIEL E/!.BARBARA .. - • ;.173369W MO AVE 7276 SW HERMOSO .. . . . . . .. . PORTLAND.OR 97223 TIGARD,OR 97223 . ..; .. .. . • .. 73101A6-01300 28101AB-01400 " . • LA.UPMNS&SCHAEL F MARTIN GORDON a PO SOX 3771 122135 SW 72ND AVE . . . . SUNFtIVER OR 97707 TIGARD,OR 97223 26101A8-01401 . 29101A9-01402 PHILUPS JASON E/CAROLYN L LYMAN ROONEY C MARGARET " two 9W H080 WAY 731;6 SW HERMOSO WY • , TIGARD,OR 97223 TIGARD,OR 97223 . . 23101A6-01403 25101A8-01404 MMILEY WRY •• VON RENCHLER MARVIN J& . 7436 SW HER2.4060 WAY 74(88W HERMOSO WAY ' TIGARD,OR 97223 TIGARD,OR 07223 • . • „ ' • ziloiAll-alcoo 2s101Arm15oi JOHNSON JERRY E SHARI A . JOENS JOHN D MARJORIE A • • 7616 SW BEVIdAND ST •. 7546 SW HERMOSO WAY • • . . .. TIGARD.on 97223 . TIGARD.OR 97223 • .• - •••• . . • 1, • 28101A15-01602 25101A8-01600 • ANDERSON ROY W ESTATE OF • • ERDLE WILLIAM J • 7565 SW HERMOSO WAY • 7405 SW BEVELANO RD • TIGARD,OR 97223 TIGARD,OR 97223 • 25101AB-01301 2S101Af3-01602 WHGNEy EUGENE P GIBSON KLAUS P&CORNEUA 7340 SW HERMOSA WY 10904 SW PAJIKWOOD CT TIGARD,OR 97223 WILSONVIU,E,OR 97070 • 2.5101/33-01003 26101AB.01604 HARLAN BRIAN&MAI • •STOSER LOUIE A&JESSIE L 7770 SW HERM050 WAY 7305 SW BEVELAND Ft°•TIOMD,OR 97223 .• TIGARD.OR 97223 25101A8 01006 . 2S101A8-01606 • ROV1G CAROLE A ; SLOAN DAVID MARTIN 7400 SW HERMOSO WAY • 7355 SW BEVELAND RD • TIGARD,OR 97223 TIGARD,OR 97223• 25101AB-01007 23101AB-01608 RANG STEPHEN C KOBERLEiN PATRICIA LYNN • . 7540 SW HERMOSO WAY . 7456 SW BEVELANO RD TIGARD,OR 97223 1 TIGARD,OR 97223 . . . . . • • . •:%.;...? ,,, ...r : , .. .'••• • 1 •• • . .. ; : .. *. ••.... - ta1oifr.s4;ea, . ,• • 2810 1A.B4/1100 '.. TAYLOR 11114TISY H •• . . ROTH ALAN 0 AND LINDA A •• •• r631 SW isevELANo RO 7420 8W HERMOSA WAY Ti•GARD,ce 07223 T KAR:.OR 7273 . . . . . .... . .. . Rs io Iftz-o law 28101 A8 02 70 3 • ...soeim fie a twATRICE a BLONOI es INVESTMENT u_c.: .. . •- no ow Heiwom WAY 1600 OSTMAN RO .• .. . TkalARO,OR 17223 WEST LINN,OR 07063 .• . . . . .. • . . ...' • •••• • 211101AB-a2704 . • •• faALI(3AVI3 ALLEN&BARBARA AN , . :•"' PISA WA'SEVELAND RD • r .• . , , .. •• .... . .- ,.. ..- .. . - ... . . • . • . . , „ ,...... . . . - . • ' • .• .. _ . • . . . . . . _ •. ; . . . . . ' . ....: •• ..• . . ..•• •• .. . ••• . . . - • . . . _ . • . •- •• .. . - -' .. • .. ., . . ..„ . . . . . . . . . .. . . .. . . .. . . . . . . . - • • _. . . . . . „„. - ... ... . • . .. . • ... ••. ....., . . . . - . . .. ... . . . - . . • . .. . .. .••• -• , ;.. • • .. ... .. . - • •• •• .. . .. .. . _ . • . . . .. . . . ... .. , . .• . . . . . . . . .. .. . ' -•• . - •• - • . . . . , .. .. . . . . . • • •• • •• • . . . . .- .. . . • .. . .. . , . .. . .. • • . . . • - . . - •.. . .. • ... . . ... . . • • - . . . .. . . • . . . .. _. • . . , .. - .. . . . •• . .. . . .. .. .• ." .. . . . , .. .. ... . ••• ..... „,, • - .. - .. .. . . „ .... . . •• .. .. . • . . . :.. . .. ••, .. • . : .. . . . • •- ,.• •. • .• ••.. _ . - . .. . . . _ • . . .. :. .. .... „• - .. • ' • • •• • . •• .• .. .• .. • • . . . • .. . ... • . ' . ' • •.. • ..-• . . . . . . .. . .. :7 - • . - • . . .. . . . . .... ......• _ •• •• . . .. . . • • .,. • . •• ,,. •. • • .t. . .. ,,. . .. .•. • • . . . . ... . •. . . s . 1 '- - • • . . •. • — flitif4,4••• ••••••:!i...1•Vi ,. .:,:, . . .. N .ur CITY OF TIGARD,OREGON • RESOLUTION NO.98- 51 A RESOLUTION ESTABLISHING A NEIGHBORHOOD SEWER REIMBURSEMENT DISTRICT INCENTIVE PROGRAM. WHEREAS, the City has initiated the Neighborhood Sewer Extension Program to extend public sewers through Reimbursement Districts in accordance with TMC Chapter 13.09;and WHEREAS,the amounts reimbursed by residential lot owners in the past have been below$8,000 per •. •. cnanedlon;and • WHEREAS,the reimbursement districts that are currently under consideration have estimated reimbursement costs ranging from$9,000 to$14,000 per connection;and WHEREAS,the costs of reversing residential plumbing,closing the existing septic tank,installation of a `sewer lateral to connect to the public system,turd I-uiyment of the connection fee add severs/.thousand " dollars more to the burden of a residential lot owner who wishes to connect to City sewer;and WHEREAS,the City Council wishes to initiate an incentive program to encourage residents to connect to . public sewer;and WHEREAS,the City Council finds that establishing a maximum reimbursement fee for residents to pay will further the objectives of the program by encouraging formation of sewer reimbursement districts and " actual connections to public sewer;and • "WHEREAS,based on previous reimbursement districts,the amount of$8,000 appears to be a reasonable • amount to establish as the maximum fee for reimbursement by residential lot owners;and . WHEREAS,the City Council concurs that the sum of$15,000 should be established as the maximum cost per connection;and • WHEREAS,the City Council wishes to offer this incentive program for a two-year period,after which the ' program will be evaluated for continuation. NOW,THEREFORE,BE IT RESOLVED by the Tigard City Council that: SECTION 1: An incentive program is hereby established for the Neighborhood Sewer Extension Program with a maximum fee of$8,000 for reimbursement by residential lot owners. This applies only to the reimbursement fee for the sewer installation and not to the connection fee,which is still payable upon application for sewer connection. SECTION 2: This Resolution shall apply to sewer connections provided through sewer reimbursement districts established by October 12,2000.All connections qualifying , • RESOLUTION NO.98-51 r Page I 1 �iJ . •• • .. . ' ,. under this incentive program must be completed within one piar after CounelliippOyet of the final City Engineer'i Report following a final public hearing conducted in : . • : • . • . accordance with TMC Section 13,09.105. • - • • ..- .•• SECTION 3:'■ The City Engineer's Report required by TMC Chapter 13.09;hall Include a provision that to the extent that the reimbursement fee detemtined in accordance with Section . 13.09.040 does not exceed$15,000,the amount to be reimbursed by an owner of a lot zoned single-family residential shall not exceed$8,000 per connection,provided the lot •. owner complies with the provisions of Section 2. Any amount over$15,000 shall be reimbursed by the owner. Residential lot owners who do not connect to sewer in accordance with Section 2 shall pay the full relmbur-sement amount as determined by the final City Engineer's Report. S • . . fiCi-iON 4: The fitnding source for the Neighborhood Sewer Rettntursetnent District PrOgratrishail provide the funding for the installation costs over$8,000 up to n maxiitturn of$15,000 • per connection. . . • —1 *** -• PASSED: This 13•--) day of 0C-1-01ral-A— 1998. ' • . • • : City of- igard . . •• • .. • • • • • •" • . -• • .ar City Recorder-City of Tigard 4 • • PrifeldOrefrai.46:•3 •.• • . • . . '• • • RESOLUTION NO.98-5f . . Page 2 • • . . •.. • al . ...1... . ' 111 • I . • . • . _ . „ . . . STATE OF OREGON x 81:1 • . ' • T.- • ' . . - ' County ofyisidil •t•4 1.0 • : .. .. - . • - -. •- I,Jerry .A.: VIM it.:41.,.. al A!a•so• .- . . ment III. ,,,,TZ'. ...„.ii,p; Atisii• uoi.intY • • , . .' Verk to li. ..,,,..L.,•.; ...At... .. the .• „. the wit • I, .'"r! :i: ie. • •. .. • •• • , -- nod re.. •.• . 4itki.,t/:' ,% of 'Aid •• • .. • , . __. count • * t'' t • 4 i 1 . - - - ..• •. - - . .. ..- • • -• , "I• l' .I t Iv..`., •. • I t 1'4,titA.,'-;1..; . . .. • ... • . .. ..•• • , 4,',,,,‘'..... .:-.17...k.,,,•-■ wut•elreotiokor4 • . ..., - . ;• .. ..- "'• .6 . • - . .. ..•• .. •., . - . Doc t 99103138 .., .." - Reatt 239307 91.00 •..•• • . . , . ..• .... . .. • - . 09/03/1999 09:44:42as . . ... • .. . - • • . .• . .• . . . ..• . - .. • - .. - . • . . • - . _ .. . . .,.- -+ : . ' • •• - - ••• . . • • - - ... .• • . . . .. . ..- .., . .. , .. • .-• • • ,... . • ••• ;• • 7 .1 . • . • ..... .. " ... .. ..• . .. .• .. • .. . .. , . ...• • . . -.. . . .• . . . . ." •• .. . . • •• . ... • •. ...• . . • .. . . . .. . . • .• • . .... .. • .. . . . . • . . . • . .. .. • .. • , .. . .. . . .. . . . .. ... . r • • . r .. .. .• . . . .. . . •• .. . . . - .. ., ••.. ... • ••. .. • •. • .. ..• . • •• ••• .. • . .. . .. . . , . .. .• .•.. • • .'• ... .. . .. . . . • e. ..• " . .• ..• • : ..... : . • .• . . . . • " " • , .. . . . . • • . . . • .. . . ••• .. . . .. .: . . •• ... i• ••• . . . r • . . • • . •••• .. .• . ••. " . . ... . .. ••• 4 . • .. . . • • . . . • • .. ..r . . • . •••• •••. • .. .. . ' • ••• • .....„, . . ..• . . .. • .. • . . .•• . . . , .. ••• . . .. • . . . . •• . . . .. • .. • • ' •.. ,.. . .. .. • .. . . . .. , . . !•••••• . • - •, ... • • •• . .. • . •• • . . . • • . . .. • . •• ... .• •. .. • . . .. • . . . . . .• . . . . .: .• . . . .. • . • •.. ' .. . - . „ .. . . • "- • . .. • .. .. . •• ••. • . ...• ". • • •- ' .. .• • r .. ., . •. .. . . . .. . • .. . ...:*:•• " - - • . . • . .. ..... . . • .• •. . ." . .. .. . , . .. •.. . .. , • • .. .... ........ . . r . . :. . . • • ..„. ..• •- " .„ • . . . . , . .. ".... •• • ..-•••• r . • • .• ...... .- . .." • .. .... *. . • ••.. • . .. •• • 4 • , . ..; •.' 11;.....;.1 • ��.. RETURN RI3CORDHD DOCUMH11T1�0 , 'CITY R13CORCIS SECTION, CITY OF TIOARD • 13125 SW Hall Dlvd. CITY OF TIGARD,OREGON Tigard,OR 97223 • ,111 ' .. • RESOLUTION NO.99-( ;„- A RESOLUTION ESTABLISHING SANITARY SEWER REIMBURSEMENT 0 DISTRICT NO, 15 . WHEREAS, the City has initiated the Neighborhood Sower Extension Progsnn to extend public sewers and recover costs through Reimbursement Districts in accordance with TMC Chapter 13.09;and WHEREAS,the sanitary sewer improvements for the proposed Reimbursement District are included in a Street Capital Improvement Project;and these property owners have notified of a public in accordance • WHEREAS, P PAY � � hearing with 'TMC 13.09.060 and a public hearing was conducted in accordance with TMC 13.09.050;and WHEREAS, the City Engineer has submitted a report describing the improvementa, the area to be included in the Reimbursement District, the estimated costs, a method for . spreading the cost among the parcels within the District,and a recommendation for an • annual fee adjustment;and WHEREAS, the City Council has determined that the formation of a Reimbursement District as recommended by the City Engineer is appropriate. NOW,THEREFORE,BE IT RESOLVED by the Tigard City Council that: SECTION 1: The City Engineer's .report titled "Sanitary Sewer Reimbursement District No. 15",attached hereto as Exhibit A,is hereby approved. SECTION 2: A Reimbursement District is hereby established in accordance with TMC Chapter 13.09.The District shall be the area shown and described on Exhibit B. The District shall be known as "Sanitary Sewer Reimbursement District No.15." SECTION 3 Payment of the reimbursement fee' as shown in Exhibit A is a precondition of receiving City permits applicable to development of each parcel within the Reimbursement District as provided for in TMC' 13.09.110. SECTION 4 An annual fee adjustment, at a rate recommended by the Finance Director,shall be applied to the Reimbursement Fee. • t • SECTION 5 The City Recorder shall cause a copy of this resolution to be filed in rho II office of the County Recorder and shall rnall a copy of this resolution to all affected property owner'at their last known address,in acoordanca with TMC 13.09.090. PASSED; This a day of V 1999. ,/ g •r-City of Tigard ATTEST: at.---/1--e./1). M OW _ - City Recorder-City of Tigard • +i:st _ •... m4 . . tji.'s. .a, . 9 Y. r//. • :,t t • ;•. Certified to be a'live Copy of• -+ c 'r i A^? 'c;�,• Original on file 1 &-&d4�&u . '=rit;Lt:.. ,r a?r, ,,r,;,,..‘•: Exhibit A City Engineer's Report Sanitary Sewer Reimbursement District No. 15 jckground This project will be constructed and funded under the City of Tigard Neighborhood Sewer Extension Program(NSEP). Under the program the City of Tigard would install public sewers to each lot within a project area. At the time the property owner connects to the sewer,the owner would pay a connection fee , of $2,335.00 and reimburse the City for a fair share of the cost of the public sower. There is no requirement to connect to the sewer,•or pay any fee until connection is made. In addition, property owners are responsible for disconnecting their existing septic system according tb Washington County'tries and for any other modifications necessary to connect to the public sewer. Several developments along SW Beveland St have been proposed including the Eagle Hardware project that would realign SW Beveland St at SW 72nd Ave. The purpose of this project Is to Install the sewer before,street Improvements are constructed. in addition, eighteen of the twenty-five owners in the proposed district have expressed support for the project as shown on the attached map. protect Area-zone of Benefit An existing sanitary sewer line is located along the west property line of 7650 SW Beveland St., parallel to Highway 217. The new line would be extended to the east through an easement up to SW Beveland St. and would continue easterly on SW Beveland St. approximately 716 feet to provide eight services. The lot at the northwest corner of SW 72'Av.and SW Beveland St. has access to an existing sewer line crossing SW 72nd Av. so it was not Included in the Reimbursement District. The remaining lots along the south side of SW Beveland St. are part of the proposed Eagle Hardware project and will not require service. The line would also be extended from the Intersection of SW • Beveland St. and SW Hermoso Way, northerly approximately 344 feet and easterly on SW Hermoso Way approximately 355 feet to provide an additional seventeen services. There Is no need for future extensions of the proposed lines. Cost The estimated cost for the sanitary sewer construction Is$146,830. Engineering and inspection fees amount to$19,820(13.5%)as defined In TMC 13.09.040(1). The total project cost including these fees is $166,650. This entire amount should be reimbursed to the NSEP fund as properties connect to the sewer and pay their fair share of the total amount. In addition to sharing the cost of the public sewer line, each property oWner will be required to pay an additional $2,335 connection and Inspection fee when connection to the public lino is made, and will be responsible for all plumbing costs required for work done on private property. Reimbursement Rate All properties in this area are zoned Mixed Use Employment and have similar tot sizes as can be seen In Exhibit Map B. Therefore. It Is recommended that the total cost of the project be divided equally among the twenty-five properties included in the reimbursement district Other reimbursement methods Include basing the proportional share upon the square footage of each property or by the length of frontage of each property. Because all properties are similar In size, the square footage method Is not recommended. The length of frontage method Is also rot recommended because there is no need to extend the line the entire length of the one northeasterly property on SW Hennoso Way, and one northeasterly property on SW Beveland Street,but the line will be extended along the entire frontage of the one southeasterly property on SW Beveland Street that will not be served by this project. • Each property owner's estimated fair share of the public sewer line Is $6,870. Should the actual cost exceed $8,000, each owner's fair share would be limited to$8,000 to the extent that it does not exceed$15,000,for connections completed within one year of City Council approval of the final City Engineer's Report following construction In accordance with Resolution 98-51(attachod). In addition to paying for the first $8,000, owners will remain responsible for paying all actual costs that exceed $15,000. Annual Fee Adjustment • TMC 13.09.116 states that an annual percentage rate shall be applied to each property owner's fair share of the sewer line costs on the anniversary date of the reimbursement agreement. The Finance Director.has sot the annual.Interest rate at 6.05%as stated In City of Tigard Resolution No.98-22. Recommendation It Is recommended that a reimbursement district be formed with an annual fee Increase as Indicated above and that the reimbursement district continue for fifteen years as provided In the Tigard Municipal Code (TMC) 13.09.110(5). Fifteen years after the formation of the reimbursement district, properties • connecting to the sewer would no longer be required to pay the reimbursement fee. 5 a . Submitted August 12,1999 - Q ,, P. ,--.--- • Ag, .,n P.Dwrs PE " C np(naer lrery lH..,Mb%44 p100.e44e :.•w ... • . } .. . . • • • . . ..?. •• • .. • (0; . !. . .. .. . . • .. • L...............: ------------,...........................................,......t._-- I [-_-_ -_[ .• .. • • I _________________ . .. . . , .. .. .. Y.. SUPPORT PROJECT ._______- N•- DO NOT SUPPORT PROJECT • BLANK..NO RESPONSE ' 111111111 1111 • . ,4•;-,c..- t ., • 'ra .icy a�.YV T:..4‘,....,. k '�., • N0.'q :.• L A HERMOS �. lr --=o'.... . . ...,,.. — 4,, ,-.: ‘;',.. ...,,;. irs'e*kik' L',7*4;:-. A •' : . : a �''` ne,. • t •n. '` • BEVEL—AND ST • Z ' N . ti GONZAGA • • • .I 8 . . . S. ... • • .. . a I 6 . . a . • . . . • . ...• • . . • . . .‘lt. . " " .... . • . • " . . .. d. . . . " • . . . ... .. a .■ . .. . August 10, 1999 • C•• .. J.., . • CITY OF TIGARD • I . . • OREGON NOTICE . . .. Informational Hearing • . .. . . NOTICE IS HEREBY GIVEN • . . . • THAT THE TIGARD CITY COUNCIL . • . ... AT A MEETING • TUESDAY,August 24,1999, .. .. AT 7:30 PM IN THE TOWN HALL OF THE TIGARD CIVIC CENTER .. • 13125 SW HALL BLVD • . TIGARD OR 97223 . .. • • • • TO CONSIDER THE FOLLONG WI : - . . . -. .. - . Proposed Sanitary Sewer Reimbursement District No.15. . . . The Tigard City Council will conduct an Informational public hearing to hear testimony on.the proposed Reimbursement District formed to Install a sewer In Bevel-and Street . . and Hermosa Way west of SW 72nd Avenue. • • . . . • Both public oral and written testimony Is Invited. • The public hearing on this matter will be conducted as required by ; Section 13.09.060 of the Tigard Municipal Code. Further Information and the scheduled time for this Item during the Council meeting may be " .. obtained from the Engineering Department,13125 SW Hall Blvd.Tigard,Oregon 07223 or by callhg 630-4171 extension 373. 13126 SW Hal Btvd.,Tigard,OR 97223(603)639-4171 TDD(603)684-2772 . . . . . • , • .r u81 , 28101 AB-01100 `25101 A0-01200 SAUER DANIEL E t BAUER DANIEL E&BARBARA 12135 SW T2NO AVE 7275 SW HERMOSO PORTI?NO OR 97223 TIGARD,OR 97223 23101AB 01300 28101AB-01400 LAURENS MICHAEL P MARTIN GORDON 9& PO liAX 3770 12255 8W 72ND AVE SUNFWER,OR 97707 TIGARD,OR 07223 213101,48411401 29101AS-01402 PFAL11PS JASON EACAROLYN L LYMAN RODNEY C MARGARET 7355 SW HERMOSO WAY 1385 SW HERMOSO WY .. TIGARD,OR 97223 TIGARD,OR 97239 28101118-01403 .. 26101AB01404 MANLEY MARY VON RENCHLER MARTIN.1& 7435 SW FER1.4080 WAY 7476 SW HERMOSO WAY TIOARD,OR 97223 TIGARD.OR 97223 • 28101AB-01500 28101,48-01601 • JOHNSON JERRY E BHARI A JOEN9 JOHN 0 MARJORIE A . 71116131N BEVELAND ST 7645 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97229 • 28101,48-01602 2S101A3-01000 • ANDERSON ROY W ESTATE Of ERII.E WILLIAM.1 7555 8W HERMOSO WAY 7405 SW BEVELAND RD TIGARD,OR 97223 TIGARD.OR 97223 29101A8-01601 2'3101A8-01602 WHITNEY EUGENE P GIBSON KLAJS P&C RNELIA 7340 6W F1ERMOSA WY 10904 SW PARKW000 CT T10AF03.OR 97223 WILSONV LLE.OR 97070 23101A11-01603 28101AB-01604 HARLAN BRIAN&MAI BTOBER LOUIE A&JES•IE L 7270 SW HERMOSO WAY 7303 SW BEVELANO RD TIGARD,OR 97223 TIGARD,OR 97223 • 28101AB-01805 213101AS-01600 ROVIG CAROLE A SLOAN DAVID MARTIN 7460 SW HERMOSO WAY 7335 SW BEVELA1l)RD TIGARO,OR 97223 TIGARD,OR 97223 2S101A8-01607 28101A13-01608 RANO BTEft1EN C KOBERLEIN PATRICIA LYNN 7640 804 HERMOSO WAY (j 7455 SW BEVELANO RD TIGARD,OR 97223 I TIGARD.OR 07223 M - . i . 21!101A8109 29101AB-01100 TAYLOR JEFFREY R ROTA ALAN O ANC LINDA A 7008 8VY PEVELANO RD 7420 OW HEP.M0SO WAY T1WR0,OR 97223 TIGARO,OR 97223 28101AB-01800 28101AB-02103 1100-0.1 GENE 0 BEATRICE 0 BLONOIE'S INVESTMENT LLC 7300 SW Ft'RMOSA WAY 1800 0811,4AN RO MAR0,OR 9722) WEST I-FNN,OR 97008 - 28101AB-02704 NEVI'1A4.4 OAV1O ALLEN A BARBARA AN 7410 SW BEVELANO RD TFOARD,OR 97223, • 10 J. „ 1 • , ,. . .ir CITY.OF TIGARI),OREGON RESOLUTION NO.98- 51 A RESOLUTION ESTABLISHING A NEIGHBORHOOD SEWER REIMBURSEMENT DISTRICT INCENTIVE PROGRAM, WHEREAS, the City has Initiated the Neighborhood Sewer Extension Program to extend public sewers through Reimbursement Districts in accordance with TMC Chapter 13.09;and WHEREAS,the amounts reimbursed by residential lot owners in the past have been below$8,000 per • connection;and WHEREAS,the reimbursement districts that are currently under consideration have estimated . • reimbursement costs ranging from$9,000 to$14,000 per connection;and WfIEREAS,the costs of reversing residential plumbing,closing the existing septic tank,installation of a sewer lateral to connect to the public system,and payment of the connection fee add several thousand dollars more to the burden of a residential lot owner who wishes to connect to City sewer;and WHEREAS,the City Council wishes to initiate an incentive program to encourage residents to connect to public sewer,and WHEREAS,the City Council finds that establishing a maximum reimbursement fee for residents to pay will further the objectives of the program by encouraging formation of sewer reimbursement districts and actual connections to public sewer;and WHEREAS,based on previous reimbursement districts,the amount of$8,000 appears to be a reasonable .• amount to establish as the maximum fee for reimbursement by residential lot owners;and . . WHEREAS,the City Council concurs that the sum of 515,000 should be established as the maximum cost per connection;and • • . -WHEREAS,the City Council wishes to offer this incentive program for a two-year period,after which the . • program will be evaluated for continuation. NOW,THEREFORE,BE IT RESOLVED by the Tigard City Council that: • SECTION 1: An incentive program is hereby established for the Neighborhood Sewer Extension Program with a maximum fee of$8,000 for reimbursement by residential lot owners. This applies only to the reimbursement fee for the sewer installation and not to the connection fee,which is still payable upon application for sewer connection. SECTION 2: ' This Resolution shall apply to sewer connections provided through sewer reimbursement districts established by October 12,2000.All connections qualifying • • . RESOLUTION NO.98-5l Page 1 under this incentive program must be completed within one year after Council approval of the final City Engineer's Report following a final public healing conducted in • accordance with TMC Section 13.09.105. SECTION 3: • The City Engineer's Report required by TMC Chapter 13.09 shall include a provision that to the extent that the reimbursement fee determined!n accordance with Section 13.09.040 does not exceed$15,000,the amount to be reimbursed by an owner of a lot zoned single'family residential shall not exceed$8,000 per connection,provided the lot owner compiles with the provisions of Section 2. Any amount over$15,000 shall be reimbursed by the owner. Residential lot owners who do not connect to sewer in • • accordance with Section 2.shail pay the full reimbursement amount as determined by the final City Engineer's Report. SECTION 4: The funding source for the Neighborhood Sewer Reimbursement District Program shall provide the funding for the installation costs over$8,000 up to a maximum of$15,000 per connection. • PASSED: This j 3 day of 0C-1-010,11,A— 1998. . .. i /�✓ • , City of igard • ATTEST: • . City Recorder-City of Tigard ady ww.w■niex • RESOLUTION NO.98%0 I Page 2 gN . , . . , ; � t: ; 13 NW 1 /4 NE 1 /4/ SE CITY OF TIGARD, WASHIN VICINITY MAP LEGAL DESCRIPTION: N/W 1/4 NE 1/4 SECTION 1 T2S RIW(T.L1100) N/W 1/4 NE 1/4 SECTION 1 T2S RIW(T.L1604) N/W 1/4 NE 1/4 SECTION 1 T2S R1W (T.L1200) N/W 1/4 NE 1/4 SECTION 1 T2S 111W(T.L1805) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L.1300) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.1.1806) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1400) N/W 1/4 NE 1/4 SECTION 1 T2S RIW(T.L1607) N/W 1/4 NE 1/4 SECTION 1 T2S RIW(T.L1401) N/W 1/4 NE 1/4 SECTION I T2S R1W(T.L1608) N/W 1/4 NE 1/4 SECTION 1 T2S MY!'(T.L1402) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1609) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1403) N/W 1/4 NE 1/4 SECTION 1 T2S 131W(T.L1700) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1404) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1800) N/W 1/4 NE 1/4 SECTION 1 TTS RIW(T.L1500 N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L2703) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1501) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L.2704) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1502) 19/W 1/4 NE 1/4 SECTION 1 T2S RIW (T.L1600) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(7.L1801) N/W 1/4 NE 1/4 SECTION 1 T2S R1W(T.L1602) N/W 1/4 NE 1/4 SECTION 1 T2S RIW(T.L1603) I. NOTE: ALL PROPERTIES IN THE REIMBURSEMENT DISTRICT ARE ZONED MUE 1 LI . • • ' .-••• ki.t...: . . . k . /' . . --.• . . . _. .. . -....-.-,._- ' ;.*--..-■.....,-------..■.....---...... , ' SECTION 1 T2S R1W W.M. ,SHINGTON COUNTY, OREGON ::::::::• •. • , ...'::.::':::.:.".::::::*:::::::. ! ".. 11: .. . 1 # ..',. 1 I •.•......• , •..: 1111111111111111111raillimilliimar' a II m i 0 i,-- . HERMOSO ::f , ............... .......;::::::::::::::::::...::::::::::.:.::::::::::::::::::::.:.:::::::::::::::::x .. . •:•:'I ::::: ':: :.*.: i :.:.:::::: •...::" -.:::::./.....711111, "'""imi, :.. 7:: ::::-:-...•a 4 a • '"" ::::'.'- .....:::::. ::VI ii,"4 • I i .::::::::' ritap-oka 11111 it 1 c ,. I 4. BEVELAN0 slIMMIPPP'i .• - „! , 1, I 1 :: 1 PROPERTIES INCLUDED IN REIMBURSEMENT DISTRICT EXHIBIT "B" -SS-- EXISTING SANITARY SEWER UNE ; - PROPOSED SANITARY SEWER LINES NOT TO SCALE , . SW BEVELAND ST & SW HERMOSO WAY , *MUM XIVOI IIITENSKVI A _ lidlICOURSEUCHT DISTIOCT #15 ZONED. MOE 14 WY 1 GARD DfCrirlArt=n..00".."‘"T Mt NA 29* ela 4114, i 7 . .. L WA.' - , .."..... r.c...um iF LIRIFJ 0.111-1, .6000.0.0EviNeeA4 .-. ' .-..--•-•.. ... , s . . , , • . , • . Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. • Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Appendix Four — CWS Service Provider Letter 04/24/02 14: 12 FAX 503 640 3525 CLEAN WATER SERVICES I�JUV1 ' '• 503 49- 4189 P- 2 01 : 44p Hred Huber 0001 2 10'2tr FAIL 5Q3 040 3525 CLEAN WATER SERVICES C1eanWater Services FiIvNwIibcr /7,43 Sensitive Area Pre-Screening_ Assessment Our rammltmt'll I1 cicir. OlfSd '? r1 or/4 Moe Date —11 t_F { O Z- / Map Al Tax Lot J �N�J ► �� Owner Site Address -11r-tr1/10. Sc `1.9 Contact i' 2ac1 yq� l 1 L1hen Proposed Activity Address C' .off; 4- 7-2-4.t-09 -- --_ — Official we only below Ulm the Y N NA Y N NA Sensitive Area Composite Map Storrrw.4-Ter Intrastructure maps • � n # �,si n � QS� �t3�� 1 ❑ �I Othrr Clams fait 38 ❑ I ] i' Locally adopted studies or maps S�� Spcafy 2000 11‘Mra Based on a review of the above information and the requirements of Clem!Water Services Design and Construction Standards Resolution and Order No.00-7: El Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE tCrF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the sits or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required Sensitive areas do not appear to exist on site or within zaa'of the site.This pre- screening site assessment does NOT eliminate the need to aht atoen and protect water quality sensitive areas if they are subsequently your NO FURTHER 51TE ASSESSMENT OR SERVICE PROWADER LETTER IS REQUIRED_THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of developmo nt. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: •s�� n• r•v% v.r . Cws I•r 3,24E oi,d 7.000 a Y.r er- .i i or... / • • % - a.tr _�/XS i►ar J4tesr 1"v Px i57 Reviewed By: Date: _ N- '. ' —O &Punted to Applicant Mai! }C Fax iS Couarer post-it•Fax Note 7671 0q frztL�,1s'+ia ► / Date t- V-ea ! To 3 d I-(Vb ee rton, eh - L7 /A ./(g W Co./Dept Co K�iS L/ Phone Phone 11 6-03 751—3553 tl F ax"503— X19/— w.81 Fax • r 7?sue ,r" '��rbetp �1r�M�_iii 5. Appendix Five — Neighborhood Meeting Affidavits & Notes AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IIMPORTANTIOTEA"i E , C , SEqurEg is F GIRD t' Y i •• ' i ti HpO OO , to . 0* E A ttpI tM#1$ DAVIT PTH ' TY inERS t � � ; E ! tioESS FLOW:n City of Ti4a d.Planning bi',esii • 13 l25'5`�Iy�;,Hall Bouleva '1 Tigard, '1°,8 97223,8189 IN ADDITIONS 1`NEx, P,O rANT Sliffli S.,l1BMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT`THE TIME OF APPLICATION_ MAILING: I, (r 01<S e- 1 • N-1� , being duly sworn, depose and say that on the S day of t u t , 20Q2_, I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) -- t-t•5-"S' 3 ,.j '^R_. ,�w�?., L Thk ca , n , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly dr ssed to said persons and were deposited on the date indicated above in the United States Post Office located a gyp. -,--....a , D ,o,.l with postage prepaid thereon. / ignature (In the presence of a Notary Public) POSTING: I, a,5Q—7-, t-i-vt.,I2.4 , do affirm that I am (represent) the party initiating interest in a proposed 5t,4 '-0 xt,,1.4-t cr,,,.,,4- 2‘,,.,z-..— affecting the land located at (state the approximate location(s) IF no address(s)and/or tax lot(s) currently registered) - � m s.a 732.... _LM+-J , Ind did on the day of fps,t , 20 a1 personally post notice indicating that the site may be proposed fora 1 ),c..T.,ao U-c-> cIpp«_ate application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at `-t Ss 5....) ?,�. -t r • T1 c .-t d (state location you posted notice pn-pr•a P. ) Sig ature (In the presence of a Notary Public) THIS SECTION FOR A STATE OF ORE f-ON, TARP PUBLIC TO COMPLETE/NOTARIZE) STATE OF D 29 ) - County of w as ,N 4,,..., ) ss. Subscribed and sworn/affirmed before me on the -2-O day of VA� , 20 & Z— ;1,->�, OFFI IAL S EAL .'"��`� SHEF?FCiF!AN a CASPER ' . NO f.AllY PLIB C-OREGON cOivaiSSiotti mo.323409 MY C0�:MiSSl0A1 EXPIRES HAY 13,2003 i G 2(1 ;�T., �� NOTARY PUBLIC OF OREGON My Commission Expires: '74(7 /3, 2003 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):, Mioglnlpattylmasterslaffidavft of malting-posting neighborhood meeting.doc Neighborhood Meeting Minutes Monday April 22, 2002 Meeting Time: 7:30 P.M. Meeting Location: 7455 SW Beveland Rd. Tigard, OR 97223 Purpose of Meeting: (1) Required meeting as part of Site Development Review (Type II application (2) To discuss with attendees our intentions to convert said property from residential to commercial (3)To discuss the proposed project,timelines, and office use once project is complete Attendees: • George B. Huber P.O. Box 2469 Clackamas, OR (503) 704-3663 Buyer Representative Bill Erdle 7405 SW Beveland Rd. Tigard, OR (503) 624-8276 Neighbor David Waters 11625 SW 64th Ave. Portland, OR (503) 244-1346 Reality Agent-Seller Peter Bouman 1505 NW 23r° Portland, OR (503) 625-3000 Reality Agent-Buyer Susan Heideman Lake Oswego, OR (503) 625-3000 Reality Agent-Buyer Lori Queen 7505 SW Beveland, Tigard, OR (503) 639-6843 Neighbor Minutes {Meeting started at 7:35 p.m.} I. Introductions II. Purpose of meeting discussion {Refer to purpose of meeting statement above) III. Q & A a. How many parking spots do you propose having {Mr. Erdle}? Response: A total of six parking slots are allowed by the City of Tigard-we hope to expand this to a minimum of 12 plus one spot for ADA parking b. How much is the project going to cost {Mr. Erdle}? Response: At this point, we have projections as to the cost of the project but we are still not clear as to the total project cost. {Mr. Erdle was interested because, like us, he is going forward with the same project at his property-he hoped to gain knowledge about the process via our neighborhood meeting} c. What type of customers will your site provide services for? {Mr. Erdle) Response: WPCS provides outpatient mental health services. OP mental health services are not Community Mental Health in that all services are provided on an OP basis. d. Will you be keeping the large green hedge along the Westside portion of the property line {Mrs. Queen}? Response: I hope is to keep as many plants as possible on the proposed site. No where in our proposed site plans do we see a need to remove the hedge on the Westside of the property. {We hope to keep all of the plants but we are aware that this will not be possible} e. What type of development will you be doing to the property Response: The following is a list of site development plans {these may change to address City of Tigard code requirements} - Parking, Street improvements, sewer hook-up, and approximately $70,000 in renovations to the internal portion of the structure. IV. Other Requests or statements made by participants a. Bill Erdle would be willing to sign a variance to remove the need for a buffer zone between his property and the proposed project site property. {I let him know that I would make contact with him if this would assist us in the development process b. Lorie Queen would like us to have an open house once the project is complete. c. Lori Queen indicated that she would be available for Q&A since she had gone through this process 18 months ago Meeting ended: 8:15 p.m. )3-b � �� / '° p � .' y >11416e ve_14(q ')3^74¢-y / fu 7?^=� � �_/ •�� , ' y /' � /*�6�- -/^�� 6~me/-• / -/ / A _____ _ ____'-________- _-_'_-__'__-__ __________ _______ _- ______-________'__'_-___-- _____ _ April 5, 2002 (. RE: 7455 SW Beveland Rd. Tigard, OR 97223 Dear Interested Party: I am representing the proposed owners of the property located at 7455 SW Beveland Rd. in Tigard. We are considering proposing a site development review at this location. The purpose of the site development review is to convert the current residential property to commercial. Through minor site development and renovation, the current location will be used as a professional office building. Prior to applying to the City of Tigard for the 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: Monday April 22, 2002 7:30 p.m. 7455 SW Beveland Rd. Tigard, OR 97223 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 of Tigard. I look forward to more specifically discussing the proposal with you. Please call me at 503-704-3663 if you have any questions. Sincerely, George B. Huber Vice President, WPCS (SIGNS ARE AVAILABLE FOR P1 cIASE AT THE DEVELOPMENT SERVICES .LINTER AT THE PRICE OF$2.00 EACH.) NOTICE Developer to hold NEIGHBORHOOD MEETING concerning proposed property. m develo ent of this p Meeting Date Time Location PROPOSED PROJECT:, Q (_o rw,n,2" c,c ZorJP-- - For More Information Contact: Developer Name: G fi_o, ` - t---tole Address: F.o_ � z�c �� D Cn-oIsr Telephone: • ilhb � i •� rZFREQUENTLY ASKED city of Tigard NEIGHBORHOOD MEETING QUESTIONS ShapingABet�ommunity What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of the public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The Proposal Presented At The Neighborhood Meeting Is Not What 1s Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the • project is entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. ,._.,{.C. .J-Lj t' r 151 '*y } S f :; ; ij : a 1 Y to 4�1✓4. p� t L.IL� ,'- !i �` t >F ei N fto T�~�.i?!'�c.?. ti.� 'sl��p1"t h.�r a ^s �}(hLi, nc`?7° �2 ,' I I i ': i!lfit1I.:)o ,i 's l o 1u*WWI. ' s •i sa :,.� t1 : ' .� r t :felt :�, - i:Icurpinljulialcitinfo2.do< .^� .....r.�^ • :dvt•--'fir'^�V:^ ^� '— _;_ _ _ ...•�.� �r__".—.—..•a.•..�...---_^;• r t ♦�•:%" •r:�.:t;.' .-!t.i , �.«�ni j;,5j.1 1 ..... "r ter !1•.'.•' %.v:,'.:•:-•y Y''',,car:r Y: : h�a TI s:: f 1,.:. , x: ;.,:: • �.._�`; .�,':'�';i. �'� v ! f ;p 9 �• I �..3.��M YO_�..■■O I_� 0 1 a��hn'ct`,'G�?tY..i ..•�F. �. I,a. ,� a•`�S•-. kt.4 -� 1� d..1 .t,i7 aty<sP•ec ••ti. f 4S:z } .. . ..1 .F1`; 1,-, 4-:.1.! .!7•._r .1 Y., k {' i 4 Y : 'Q ES ON � .O A t ,+ AKE 0 0 , 0 RNS, 1l �... :.r. .t ,-, The following is a list of questions developed by a subgroup of the Citizen Involvement Team. Tt. questions are intended to aid you in formulating your own questions for proposed development in N { area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS • What applications are you (the developer) applying for? When do you expect to submit application(s) so that neighbors can review it? What changes or additions are expected prio submittal? • Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission City Council? How long is the process? (timing)/ • At what point in the process are citizens given notice and the opportunity to provide input? • Has a pre-application conference been held with City of Tigard Staff? ✓ Have any preliminary requirements been addressed or have any critical issues been identified? ✓ What City Planner did you speak with regarding this project? (This person is generally the Plan assigned to the land use case and the one to contact for additional information). STREETS • Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of . 2},development and how do you propose to mitigate the impacts if necessary? • What street improvements (including sidewalks) are proposed? What connections to existing stre are proposed? . • Are streets proposed to be public or private? What are the proposed street and sidewalk widths? • What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY • What is the current zoning? What uses are allowed under this zoning? • Will there be a re-zone requested by the developer? If yes, to what zone? • How many units are proposed for the development and what is the minimum and maximum den. allowed in the zone? DRAINAGE AN WATER QUALITY • What is your erosion control and drainage plan What is the natural slope of the property? What 1. the grading plans? • Is there a water quality facility planned within the development and where will it be located? Who own and maintain the facility? T"CES AND LANDSCAPING . What are the tree removal plans and what is proposed to mitigate for trees removed? • What are the landscaping plans? What buffering or fencing is required and/or proposed? 2S;Gi BD-00100 2 101 AB-02700 ACKERLY COMMUNICATIONS OF EA - .ARDWARE&G•': INC THE NORTHWEST INC ATTN:TAX P- • • • 3601 6TH AVE S PO BO. SEATTLE,WA 98134 Nr•TH WILKESBORO,NC ':656 ,S101A8-01502 2S101AB-02707 ANDERSON ARDELLE C • - ARDWARE& •' 0 N INC 7565 SW HERMOSO WAY ATTN:TAX I • •3) TIGARD,OR 97223 PO :! 11 •SRTH WILKESBORO, N •:656 2S 101 AB-01100 2S 101 A8-01600 BAUER DANIEL E& ERDLE WILLIAM J BAUER BARBARA G 7405 SW BEVELAND RD 12335 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01200 2S 101 AB-01602 BAUER DANIEL E&BARBARA / GIBSON KLAUS P&CORNELIA 7275 SW HERMOSO , ` 10904 SW PARKWOOD CT TIGARD,OR 97223 \�J� WILSONVILLE,OR 97070 r 2S101AB-01800 IV) 2S101AB-01603 BOEHM GENE G BEATRICE G 1 1r HARLAN BRIAN&MAI 7380 SW HERMOSA WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 'S101A8-01403 2S101AB-01501 OLWELL GREGGORY W JOENS JOHN D MARJORIE A 7435 SW HERMOSO WAY PMB 162 TIGARD,OR 97223 11575 SW PACIFIC HWY TIGARD,OR 97223 2S 101 AB-02706 23 101 AB-01608 EAGLE HARDWARE&GARDEN INC KOBERLEIN GERRY GENE ATTN:TAX DEPT(TA3) 7455 SW BEVELAND RD PO BCX 1111 TIGARD,OR 97223 NORTH WILKESBORO,NC 28656 2S101AB-02705 2S101A8-01300 GLE HARDWARE&G•': • C LAURENS MICHAEL F ATT : • . DEP • • ) 61415 ROCK BLUFF LN PO B• BEND,OR 97702 .'TH WILKESBORO, •• :656 2 61A8-02702 2S101AB-01402 EAGLE '.•-: • s•E&GA'P • • LYMAN RODNEY C MARGARET ATTN:TAX D • • 7395 SW HERMOSO WY P0130 11 TIGARD,OR 97223 ••TH WILKESBORO,NC 28656 2S 101 AB-02701 2S 101 BA-00401 HARDWARE& •'0 EN INC MARTIN GORDON R&SHEILA VTTN:T• ' : • ! •3) 12265 SW 72ND PO BOX 11 TIGARD,OR 97223 0 • ILKESBORO,NC 28.56 ®191c JoJ aleidwal asn slaauc oaaa 11100WC wl17U] ®AU3AV \U 2S101BA-00300 2S101AB-01604 MARTIN GORDON RICHARD& STOBER LOUIE A&JESSIE L MARTIN GORDON STEVEN 7305 SW BEVELAND RD PO BOX 740 TIGARD,OR 97223 GLENEDEN BEACH,OR 97388 1S 101AB-01400 2S 101 AB-01609 MARTIN GORDON S& TRIANGLE PROPERTIES MARTIN GORDON R 7505 SW BEVELAND RD BY IPM TIGARD,OR 97223 721 SW OAK ST#100 PORTLAND,OR 97205 2S101A8-02703 2S 101 AB-01404 MCCAFFERY HUGH R&NANCY J TRS VON RENCHLER MARVIN J& 7450 SW BEVELAND ST STE 100 MARY E TIGARD,OR 97223 7475 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-02704 2S 101 AC-01900 NEWHAM DAVID ALLEN&BARBARA AN WASHINGTON COUNTY SCHOOL 14060 SW HIGH TORR DR DISTRICT NO.23 TIGARD,OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 2S101A8-01401 25101A8-01900 PHILLIPS JASON EICAROLYN L WHITETHORN LLC 7355 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 ?S101AB-01607 2S101AB-01601 AND STEPHEN C WHITNEY EUGENE P 7540 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-01700 ROTH ALAN D AND LINDA A 7420 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01500 SJP LLC 7615 SW BEVELAND RD TIGARD,OR 97223 2S101AB-01606 SLOAN DAVID MARTIN !_OAN KAREN MARIE 355 SW BEVELAND RD TIGARD,OR 97223 mt9t5 Jo)a2eidwal ash ,,.,. .. . . . .... wl � Ivyc � awa}'I 1)Ad3Ad �U Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82n 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 'Y OF TIGARD - EAST CIT SUBCOMMITTEE (i:lcurpin\setup\labels\CIT East.doc) UPDATED: December 27. 2001 ot9tc J01 a2eldwa1 asfl ,..,smauc naaJ uinnuic List of Exhibits . _ _ : • - - ___ 1 I i i • I • MI . 1 N ..1• W 1 1 PVI -111,- E 1 1 i . _. -- i 100 0 10 920 Feet 1 ` - -7- -I_a•—- -.1 , I r I [ .riI r-• I 1 • 9- ,________________ 1 1 1 I I 1 , 1 , : _II 1 , r___ , , IT , . . 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' — -7"-*----1.._---r"-•---....r.__ ,., ... s 0 2 a ._ • \ .„...._______ —.......__ a ----:-.1T , ,-"-..-•:,.. 6 2 ja _ i ____ 4...,I.ry o T%GARD A pLANNINOJE NOINEERINa :4: larext —1111.0.CO1 t. 201 r 20 V IZIT■ l; t 55 0455030 i scki IN?FIT A P•ajse1 114. rap Ns. 1 at EX 3.0 . 11E1BIT 3 A 0.1•101 ININT 0 ,, Nov 01 02 04: 02p BraH Huber 503 491 -4189 p. 1 sDk a2ool-6666 • Western Psychological & Counseling Services P.O. Box 2469 Clackamas, OR 97015 To: Morgan Tracy @ City of Tigard From: Brad Huber RE: Date: 11/1/02 CC: Fax: 503-684-7297 Fax# (503) 491-4189 Telephone Number(503) 704-3663 #of pages(Including this page): Response from Pride Disposal George B. Huber Confidentiality Statement The information contained in this facsimile message is legally privileged and confidential information intended only for the use of the addressee listed on this cover sheet. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, or copy of this telecopy is strictly prohibited. If you have received this facsimile in error, please notify us immediately by telephone at (503) 704- 3663 and return the original message to the above address via the U.S. Postal Service. We will reimburse any costs you incur in the notifying us and returning the message to us. Thank you. Nov 01 02 04: 02p Brad Huber 503 491 4189 p. 2 ""`°` xv•1� asr 25 6179 PRIDE DISPOSAL ®001 PO Box 820 Sherwood OR 97140 Phone 503-8254177 Pride Disposal Company Fax 503-625-6179 Fax To Brad Huber From: Rose Bowles CID Crag Pax: 503-491-4189 Date: October 31,2002 Pbone: Pages: 1 Re: Review of site plan for garbage service CC: Urgent 0 For Review 0 Please Comment 0 Please Reply 0 Please Recycle -Comment Brad, I have reviewed your site development plan and the trash enclosure, 4x6 concrete pad is approved for totes(roller carts). Thank-you, Craig 9N za z-00009 54_7151 CS Go c rT oaf 2003-28446 JURAT ( State of 0(09 o !1 >j ' <<' l ss. %� C. County of )AJa.Shi riff m >j Subscribed and sworn to (or affirmed) before me this °""� 1 day of 'K001'1,4(4(11 , 0Y)63 , by • Cc. Date �� )) Month Year )� r (t) (c)(q.Q 6 I-1 u.biLr >> SEAL J Name of Signers) :�� ' ' -,. CATHERINE 0 WHEA7LEY (2) 'A ; .i � �. NOTARY PUSUf.OREGON Name of Signer(s) q COMMISSION NO.322993 >> MY COMMISSION EXPIRES MAY 10,Kell ettaa- t-e.iv &).L ,l I _ , n ��i �llotar Public j/ >> << Signature of Notary Public a ,� 0 Y• << OPTIONAL >> [: Though the information in this section is not required by law,it may prove valuable to persons relying on the document and could prevent A fraudulent removal and reattachment of this form to another document. RIGHT THUMBPRINT RIGHT THUMBPRINT > ��, OF SIGNER#1 OF SIGNER#2 Y• Lc: Description of Attached Document f Qs C-iv) I1 r� Apklin j5 Top of thumb here Top of thumb here 9� Title or Type of Document: -etk-57r:iCtv1ACC ess td.YPrn Q✓+ 4 Document Date: cD, a5 -03 Number of Pages: a� Q Signer(s) Other Than Named Above: Cc 'A �` >> IN`✓<17,4W AM%rr7,4 1,7 ,4<g-7 yi ,4 %7`•✓'7✓r✓ tY,4 g4<g::vi°✓i✓4Ke g Y ✓r✓r✓4 4✓4✓ra>✓4 •J' ✓..Yi.JV✓i Jv g:✓i;•I�i tz- ✓ ✓.e4 4 it Lam.�.�.�.�.�,�.�.�.�.�.��.�.�.�.4�...�,w`.�.�.4�,�.�.:�.�.�.�.:�.:�.�.�.�.3�.:�.:�.:�.:�.:�.:�.:�.:�.:�.6�..�.:�.�n� 01999 National Notary Association•9350 De Soto Ave.,P.O.Box 2402•Chatsworth,CA 91313-2402 Prod.No.5914 Reorder:Call Toll-Free 1-800-876-6827 A L. 1 war ,County,Oregon 2003-028446 02/k ,3 12:25:29 PM D E Cntal Stna6 RECORDSI $10.00$6.00$11.00-Total a$27.00 I 111111 I 111 1 10111 1111 1111111 111111 00270687209300284460020026 I,Jerry Hanson,Director of Aaseasment and Taxation and Ex-Officio County Clerk for Washington County, ay Oregon,do hereby certify that the within instrument of,af• .. -� writing was received and recorded in the book of �JFiY '.= t-ii,+ records of said county. 5Ar 4. ' Jerry R.Hanson,Director merit and Taxation, , Ex-Officio County Clerk Western Tigard Holdings, LLC After Recording Return To: FINAL APPROVAL City of Tigard CITY OF TIGARD PLANNING DIVISION Attn: Planning Department 13125 SW Hall Boulevard Tigard, OR 97224 BY DATE Z/25/03 Pedestrian Access Easement Western Tigard Holdings, LLC {Grantor} do hereby grant to the City of Tigard, a municipal corporation and political subdivision of the State of Oregon, its successors and assigns {Tigard}. Subject to the terms and conditions hereafter provided, a Pedestrian Access Easement over the real property of 7455 SW Beveland St., Tigard, OR 97223., its Successors and assigns {"Grantor"} 1. Rights: By this grant, Grantor grants and Tigard accepts a pedestrian access easement over 7455 SW Beveland St., Tigard, OR property, situated in the • County of Washington, State of Oregon. The pedestrian easement is granted to enable a future construction of a pedestrian connection of a 6-foot wide walkway for the abutting property to the East at which time Site Development review occurs for that property s t.)bc.A.-.,ta,e3 }-IG,nrn O O 2. Duration-Possibility of Reverter: This Pedestrian access easement shall continue so long as the walkway remains incomplete. However, upon the completion of the walkway construction, Tigard's interest in that portion of the Pedestrian access easement located at 7455 SW Beveland St. Tigard OR discontinue. L . is Pk sa,a Henn,aocr 3. Covenants: The terms, conditions and provisions of this pedestrian access easement shall extend to and be binding upon the successors and assigns of the parties hereto. Grantor represents and warrants that this pedestrian access easement does not violate any of the terms or conditions of any other agreement to which Grantor is a party, and that this grant of a pedestrian access easement requires no consent or approval of any party other than Grantor. IN WITNESS WHEREOF, The parties have executed this instrument the 25 day of February 2003 Grantor: , TIGARD, a municipal corporation bed. Morro ff55ot is Yrecui, k PI an+7G! Vet c