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SDR2002-00002
SDR2002 -00002 ANDRUS OFFICE BUILDING NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00002 .414- CITY OF TIGARD ANDRUS OFFICE BUILDING Community(Deve(opment Sfiaping A Better Community 120 DAYS = 7/17/2002 SECTION I. APPLICATION SUMMARY FILE NAME: ANDRUS OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00002 PROPOSAL: The applicant is requesting Site Development Review for construction of 14,216 square feet of office space in two phases. Phase One will include construction of a parking area and street improvements to serve a proposed 8,178 square foot office building. Phase Two will be developed on the abutting property and will consist of a parking area and 6,038 square foot office building. APPLICANT\ Michael Andrus APPLICANT'S Peter Magaro OWNER: 7155 SW Beveland Street REP: 10570 SW Citation Drive Tigard, OR 97223 Beaverton, OR 97008 LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB Tax Lots, 02100 and 2201. 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 Hi jhway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 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 SDR2002-00002/ANDRUS OFFICE PAGE 1 OF 28 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. 318) 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 work in Beveland Street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City s web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 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 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. 6. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 2 OF 28 • 7. 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. Submit to the Planning Division (Morgan Tracy, 503-639-4171, ext. 407) for review and approval: 8. The applicant/owner shall submit a revised site plan that shows: A. A walkway, a minimum of six feet in width from the buildings' entrance to SW Beveland. The walkway shall be constructed with scored concrete or modular paving materials. B. Adequate width along the east property line for a buffer meeting the "C" level of buffering as prescribed by TDC Chapter 18.745. This may involve shifting the building and parking area, or the provision of additional screening in the form of a 5 foot tall fence or 6 foot tall wall. The trash enclosure will need to be relocated on the plans in order to provide adequate area for the buffer area. C. The material and height of the proposed trash enclosure(s) D. Four bicycle rack spaces provided for each phase for a total of 8 spaces. The racks shall be located where they are visible from the buildings and/or street. The four bicycle rack spaces shall be installed prior to occupancy of each phase. Include a detail of the bike rack. E. The compact parking spaces shall be marked as "compact" or with a large "C", and the required carpool/vanpool (1 space for each phase) clearly marked as such. Carpool/vanpool spaces shall be located as close to the buildings as practicable. F. A walkway connection between the two buildings that meets the standards of TDC Chapter 18.705 and does not extend more than 36 feet without appropriate separation from vehicles. G. The access drive marked with directional arrows and necessary crosswalk striping for the interior walkway connection between the two buildings. 9. The applicant/owner shall submit a revised landscape plan that shows: A. All trees to be planted at 2 1/2 inch minimum caliper size. Any tree planted in excess of the 21/2-inch minimum size will be eligible for mitigation credit. B. The east property line screened to a minimum of the "C buffering combination according to Table 18.745.2 of the Tigard Development Code. In addition, the applicant will be required to plant all trees within the buffer and landscaped areas at a minimum 21/2 -inch caliper. C. The total number of caliper inches being removed, and show how the required 50% of the removed caliper inches will be mitigated. For any trees that cannot be accommodated on site or off site, a payment in-lieu of planting the balance will be assessed (presently at $125 per caliper inch). 10. Submit revised building elevation and floor plan drawings that show that the mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot over 36 inches in height. 11. Submit a detailed lighting plan for the exterior of the building. 12. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure(s) meets their requirements. 13. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 14. The applicant/owner shall provide a parking easement agreement from Phase I for the balance of the 17 required parking spaces that are not constructed on Phase II. These spaces are in addition to those required for Phase I. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 3 OF 28 15. The applicant/owner shall provide a reciprocal access easement for the shared driveway serving Phase I and Phase II. 16. Provide an arborist report and tree removal and protection plan showing all trees on the site, the size of the trees and which trees are to be removed. Trees shall be identified consistently with the arborist report. Tree protection recommendations from the applicant's arborist, as well as those from the City Forester as stated later in this decision shall be incorporated into the protection plan drawings. The plan shall also include a table summarizing the trees to remain versus those to be removed, the representative percentage of total trees preserved to those removed, and the total caliper inches proposed for removal. The applicant must install the required tree protection measures and have them inspected by the City Forester (Contact: Matt Stine) prior to commencing any site activity. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: -Submit to the Engineering Department (Brian Rager, 639-4'171, ext. 318) for review and approval: 17. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$6,909.00. 18. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68t Avenue/Dartmouth Street in the amount of$2,133.00. 19. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 20. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG' format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 21. 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 $5,555.00 and it shall be paid prior to a final building inspection. 22. 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. 23. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 4 OF 28 Submit to the Planning Division (Morgan Tracy, 503-639-4171, ext. 407) for review and approval: 24. The applicant/owner shall construct the required 22 parking stalls prior to final occupancy of the building on Phase I. The remainder of the parking shall be completed prior to occupancy of Phase II. 25. The applicant shall submit a bond for the mitigation trees that have not been planted, and were not part of the payment in-lieu option. The bond shall reflect the amount of caliper inches to be planted, assessed at $125 per caliper inch. THE FOLLOWING CONDITIONS SHALL BE CONTINUOUSLY SATISFIED AS PART OF THIS APPROVAL: 26. Prior to installing any signs, apply for a sign permit through a separate process administered by the Development Services Technicians. 27. As this approval is to remedy an existing land use violation, timing for implementation of the approved improvements is of the essence. Extensions, as provided for in TDC 18.360.030.D, shall not be granted. 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 no other land use cases related to the property. The applicant has been operating a Chem Dry business from the existing single-family dwelling in violation of the Development Code. Any conversion of a residential structure to a commercial use requires a site development review to ensure that the necessary improvements to the property are made to facilitate orderly development. The applicant had not obtained this site development approval prior to occupying the structure. This application is to directly address that ongoing violation and bring the site into compliance with Site Development Review requirements. The adjacent parcel (tax lot 2201) is part of the subject application but is not part of the present violation. Vicinity Information: The subject site is located east of SW 72nd Avenue and west of Interstate 5 between Highway 217 and Highway 99W. The site is bordered on all sides by Mixed Use Employment (MUE) zoning. The parcels to the north are developed with multi-family apartments. To the east lies single-family homes, and commercial office space has been developed on the west side of the subject property. Site Information and Proposal Description: The applicant is proposing to construct a parking lot around the existing single-family structure on tax lot 2100. The structure will then be demolished to make room for an 8,178 square foot office building. It should be noted that conversion of the existing dwelling was not proposed as part of this application and has not been reviewed for compliance with these standards. If the applicant subsequently chooses to maintain the existing dwelling, a new Site Development Review would be necessary. The second phase will consist of demolishing the dwelling on tax lot 2201, completing the parking lot improvements, and constructing a 6,038 square foot office building. The two sites will share access onto SW Beveland. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 5 OF 28 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET One letter was received from William F. Hoelscher, Attorney representing Stephen and Lynn Peirce. The letter is favorable to the proposal, but notes that the proposed development should be required to connect to the sewer line and that no building permits be issued until the applicant reimburse the Peirce's for the sum of $28,000 as the proportionate share of the cost of constructing the sewer. RESPONSE: The property is not within an established sewer reimbursement district. The Peirce's did not form a reimbursement district prior to constructing the sewer, and the City cannot retroactively approve the formation of such a district. As there is no instrument in place to require the developer of the subject application to pay a proportionate share, the City cannot withhold building permits based on this issue. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. 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 C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Making_Procedures 18.390 Impact Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, general office space, is outright permitted in the zone. The present use of the site for the Chem Dry business is considered Personal Services" and is likewise permitted in the zoning district provided that the use does not exceed 60,000 gross square feet in one building. 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 SDR2002-00002/ANDRUS OFFICE PAGE 6 OF 28 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Phase I Phase II Minimum Lot Size None 21,240 sq. ft. 15,094 sq. ft. - Detached unit - - Boarding, lodging, rooming house Minimum Lot Width 50 ft 118 ft. 84 ft. Minimum Setbacks - Front yard 0'min/10'max 10' 10' -Side facing street on corner&through lots - - - -Side yard 0/20 ft[1] 7'158' 24'17' -Side or rear yard abutting more restrictive zoning district - - Rear yard 0/20 ft[1] 85' 105' - Distance between front of garage & property line - - - abutting a public or private street. Maximum Height 45 ft 30 ft. 30 ft. Maximum Site Coverage [2] 85% 70.3% 58% Maximum Floor Area Ratio 0.4 .39 (8,178 sf) 0.4(6,038 sf) Minimum Landscape Requirement 15% 29.7% 42% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 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 SDR2002-00002/ANDRUS OFFICE PAGE 7 OF 28 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 ora Beveland. The straight-line distance from the subject property to the closest collector (72n Ave.) is 320 feet. The shortest vehicle and pedestrian trip from the subject property to 72nd Ave. is also 320 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 (0.83 acres), nevertheless the applicant has proposed a phased development plan that shows compliance with the development standards at each subsequent phase. Conditions will need to be in place to ensure the timing of public improvements is coordinated with the development on the property. 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 building is 10 feet from the current property line fronting SW Beveland Street. A 5-foot right-of-way dedication was shown on the plans. The engineering staff has commented that this dedication is not necessary, therefore, the 10-foot maximum setback will be met. 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 SDR2002-00002JANDRUS OFFICE PAGE 8 OF 28 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 corner entrances to the proposed buildings in Phases I and II. The plans also indicate a walkway connection to the street. However, this walkway is only 4 feet wide. A 6-foot-wide sidewalk will need to be provided from the main entrances to SW Beveland Street. 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 behind both buildings with the exception of 9 stalls which will be on the east side of the building in Phase I. This parking and access will occupy 37% of the frontage for Phase I, and only 21% of the total site frontage. 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. According to the standard above, the building must have at a minimum of 50 percent of the ground floor wall area as windows. The south elevation (facing SW Beveland) of the building in Phase I is 54 feet long, for a total calculated wall area of 324 square feet. Fifty percent of the wall area is 162 square feet. The elevations show 126 square feet of windows, and 67.5 square feet of glass doorway for a total of 193.5 square feet, in compliance with this standard. The south elevation (facing SW Beveland) of the building in Phase II is also 54 feet long, and designed exactly the same as for Phase I, in compliance with the 50% minimum ground floor window requirement. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 9 OF 28 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 both buildings is 54 feet. The plans show a covered portico entryway and clipped corner which begins 40 feet from the other side of the façade. This building offset exceeds the minimum one-foot requirement and is, therefore, 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 plans show 2 entrances into each building, located at the corners facing SW Beveland Street and facing the parking lot. Both the main entrance and the parking lot entrances have covered porches. 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 will be red brick and arranged in a particular design and accentuation. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. The applicant is proposing a flat roof system with varying parapet heights to conceal mechanical equipment and smaller pitched roof areas above the building entrances with metal standing seam 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 roof-mounted equipment will be screened according to City standards. The applicant shows that mechanical equipment will be screened behind a three- foot tall parapet wall. However, since it is not specified what type and how tall the equipment is to be located on the roof, it is impossible to determine whether the applicant's proposal will adequately screen the equipment. To ensure that mechanical equipment is screened, it shall be setback from the roof edge three feet for each foot over 36 inches in height. 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). NOTICE OF TYPE Il DECISION SDR2002-00002/ANDRUS OFFICE PAGE 10 OF 28 • 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). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: The applicant/owner shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Beveland. The walkway shall be constructed with scored concrete or modular paving materials. Submit a revised landscape plan that shows all trees to be planted at 2'/2- inch minimum caliper size. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 11 OF 28 Submit revised building elevation and floor plan drawings that show the type and size of the mechanical rooftop equipment. For equipment taller than 36 inches, it shall be setback from the roof edge 3 feet for each foot over 36 inches in height. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. 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; On site pedestrian walkways are present between the building entrances and the street that provides access and egress. There are no walkways providing convenient connections between the Phase I and Phase II buildings. A connection to the adjoining development to the west is impractical as that development has placed a row of parking spaces along the common property line. The applicant will need to revise the site plan to accommodate a minimum 6-foot-wide walkway between the two buildings. 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, however, a walkway will be required to connect the Phase I building with Phase II. Where it crosses the access drive, pavement striping will be required. A pedestrian "refuge" island or peninsula may be needed in order to keep the crossing less than 36 feet long. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 12 OF 28 The development has one oint of access into the parking lot that provides 25 feet of pavement and is 32 feet wide. Therefore , this standard is met. FINDING: The internal walkways do not meet the Tigard Triangle Standards for providing convenient connections between buildings. CONDITION: Submit a revised site plan that indicates a walkway connection between the two buildings that meets the standards of TDC Chapter 18.705 and does not extend more than 36 feet without appropriate separation from vehicles. 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 three Aristocrat Flowering Pear trees and two Red Sunset Maples all at 11/2-inch caliper size. These trees do not meet the 21/2-inch Tigard Triancle Standards. The trees are spaced between 25 and 30 feet apart which is sufficient for hese types of trees. 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 is zoned MUE. However, the property to the east is an existing single-family home, to the south (across SW Beveland) are commercial uses, to the west is a similar commercial office development, and to the north are multi-family apartments. 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 between 22 and 38 feet of buffer area will be provided along the north boundary, where the existing stormwater channel is. This area will be landscaped with various native plant materials pursuant to Clean Water Services standards. A hedge is not deemed appropriate in this location due to the incompatibility between a hedge and the Clean Water Services requirements. Placing the hedge outside the CWS buffer area would create an area between the apartment fence and wall and the subject site's parking that would be difficult to monitor for criminal activity. Also, the wall and fence on the adjacent apartment property provides adequate screening between the two uses. The buffer standard for the north property line is, therefore, satisfied. However, the site plan for the east side of the site shows the building 7 feet from the property line. To reduce the buffer area below 10 feet with a four-foot-tall hedge, the applicant is required to provide additional screening. A five-foot fence is required to reduce the buffer to 8 feet in width and a six-foot wall is required to reduce the buffer area to 6 feet wide. The application as proposed does not satisfy any of these three options. The applicant has the option of shifting the building footprint to accommodate either a 10-foot or an 8-foot buffer. If the 10-foot buffer is provided, a revised landscape plan showing a 4-foot-tall hedge will be needed. An 8-foot buffer will require a 5-foot fence be shown on either the revised site plan or landscape plan. If the applicant decides to leave the building in the present location, then a 6-foot-tall wall will need to be shown on the revised site and/or landscape plan. Where the parking lot abuts the east property line, a 6 to 10-foot buffer is also required under the "C" buffer option. According to the site plan, the parking lot buffer is not consistent with the code. The site plan shows a 7-foot-wide buffer, except for the area around the trash enclosure which is only two feet. Staff acknowledges that there is less flexibility to alter the location of the parking area, although it may be possible to increase the buffer area by a foot by reducing the width of the parking stalls which are wider than the minimum requirement. The trash enclosure NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 13 OF 28 is an altogether more difficult problem to resolve. The Clean Water Services buffer prevents locating the enclosure on the north side of the parking area, and the building precludes locating it on the south side. Two possibilities include removing one parking space for the trash enclosure, or combining both trash enclosures on site on the west side of the project. No buffer according to Table 18.745.1 of the Tigard Development Code is needed along the west property line. However, the west property line is subject to Section 18.745.050.E.1 (Screening and landscaping of parking and loading areas). 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 has been conditioned earlier in this decision to be screened by a landscaping buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. The applicant is proposing landscaped islands containing one tree for every seven spaces with low-lying ground cover and shrubs. 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 for each phase but does not clearly indicate what type and how tall the enclosure will be. A solid wood fence or masonry wall between five and eight feet in height is required. The applicant's revised plan will need to identify the material and height of the enclosure(s). 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 plan showing the east property line to be screened to a minimum of the "C" buffering combination according to Table 18.745.2 of the Tigard Development Code. The trash enclosure will need to be relocated on the plans in order to provide adequate area for the buffer area. In addition, the applicant will be required to plant all trees within the buffer and landscaped areas at a minimum 21/2-inch caliper. • Submit a revised site plan that identifies the material and height of the trash enclosure(s). NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 14 OF 28 Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is accessed from the parking lot and is visible in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 15 OF 28 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 any proposed building entrance is 150 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: � 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 as the peak hours of operation are anticipated to be identical for each building. However, a portion of the required parking for Phase II will be constructed on the Phase I parcel. Cross easements will, therefore, be required. 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 car ools/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. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 16 OF 28 The proposed parking lot associated with both phases of the office building development has a total of 40 parking spaces. Therefore, the applicant will be required to reserve 5 percent (2 spaces) of the proposed parking for carpool/vanpool parking. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 40 parking spaces, therefore, two (2) van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show four (4) ADA spaces that will be 9.5 feet wide with an 8-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked as will the interior drive need arrows showing direction of vehicular traffic. 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 all of the parking stalls, located three feet back from the front of the stalls. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 17 OF 28 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 9.5 feet by 18.5 feet and 7.75 feet by 16.5 feet for compact spaces. The access aisle will be 25 feet wide. The applicant proposes that of the 40 parking spaces, 19 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 does not show any bicycle racks. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide 4 bicycle rack spaces for each phase for a total of 8 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 not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. 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 0.5 spaces per 1,000 square feet. Therefore, the proposed buildings will each be required to provide a 4-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 SDR2002-00002/ANDRUS OFFICE PAGE 18 OF 28 Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet. The building in Phase I is proposed to be 8,178 square feet, and for Phase II an additional 6,038 square feet will be added. Phase I will require 22 stalls for the proposed office use. The site plan parking tabulation indicates that 22 stalls will be provided now and the additional 2 in the future; however, the site plan shows 24 spaces and a partial parking space on the Phase I property with 5 spaces marked as "future stalls". Phase I will be required to construct 22 spaces prior to completion of the building. This means that the five parking spaces labeled as "future stalls" will have to be constructed prior to completion of the building. Phase II will require 16.3, rounded u p to 17 stalls. The site plan shows 16 stalls for this phase. However, there is a surplus of parking remaining from Phase I that can be applied to Phase II, provided the applicant submits a parking easement for the additional required space. Previously in this decision, it was noted that the location of the trash enclosure may not meet the standards for buffering and may have to be located in one of the parking stalls. If this is the case then a parking easement for two stalls shall be provided. 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: • The applicant/owner shall construct the required 22 stalls prior to final occupancy of the building on Phase I. • The applicant/owner shall provide a parking easement agreement from Phase I for the balance of the 17 required parking spaces that are not constructed on Phase II. These spaces are in addition to those required for Phase I. • The applicant/owner shall reserve 5 percent (1 space for each phase) of the proposed parking for carpool/vanpool parking as close to the buildings as practicable, with the exception of disabled parking. The spaces shall be clearly labeled. • The compact parking spaces shall be marked as "compact" or with a large "C". The access drive shall be marked with directional arrows and necessary crosswalk striping for the interior walkway connection between the two buildings. • The applicant/owner shall submit a revised site plan that shows 4 bicycle rack spaces for each phase for a total of 8 spaces. The racks shall be located where they are visible from the buildings and/or street. The bicycle racks shall be installed prior to occupancy of each phase. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 19 OF 28 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 but has not supplied an arborist report addressing protection measures for the trees to be retained. Since no assessment has been prepared regarding the condition of the trees, it cannot be determined whether any of the trees are considered as dead, dying, diseased, or dangerous. Therefore, all trees greater than 12 inches diameter will be considered for the purposes of calculating mitigation requirements. There are 11 trees greater than 12-inch diameter on site, and of those, 5 are proposed for removal for a total of 82 caliper inches. Removal of between 25 and 50% of the total trees on site requires that 50% of the total caliper inches be mitigated. Therefore, the applicant will be required to mitigate for 41 inches. FINDING: Because the applicant has not provided a tree removal and protection plan by a certified arborist, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit tree protection plan prepared by a certified arborist and mitigation plan that accounts for 50% of the total caliper inches to be removed. 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. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 20 OF 28 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building has a 7-foot buffer from the nearest adjoining property, thus, providing adequate light and air circulation. The Building Division has made fire-fighting considerations later in this decision. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and 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 not shown or described on the applicant's lans. The applicant will need to submit revised site or elevation plans that show light fixtures for the parking lots and walkway areas. FINDING: If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a detailed lighting plan for the exterior of the building. 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. FINDING: Based on the analysis above, this standard is satisfied. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 21 OF 28 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW north of the centerline, according to the most recent tax assessor's map. The applicant's plan shows an additional dedication of 5 feet. However, this is not required since 30 feet already exists north of the centerline. The applicant may modify their plan to eliminate the additional dedication. SW Beveland Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The applicant's plans show that they will make this improvement as a part of their project. 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 in SW Beveland Street, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line that was recently extended in Beveland Street. The new line is approved and ready for service. The applicant's plans show they will serve the two new buildings with two laterals provided with the sewer main extension. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 22 OF 28 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 an existing drainageway along the north side of this property. Surface water runoff enters this site via an open channel and continues flowing westerly across the adjacent parcel (Shaw Development) and eventually enters the public pipe system in 72' Avenue. The applicant's plans for this site do not affect the existing open channel and will not impede the flow of the channel. 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. All runoff from this development will be detained onsite in a detention pipe and will be conveyed to the south where it will tie into the existing public system in Beveland Street. The detention pipe is adequately sized to handle the flows from this development. 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. Beveland Street is not designated as a bikeway. Therefore, this section does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. 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. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 23 OF 28 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are 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 202 lineal feet; therefore, the fee would be $5,555.00. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was submitted by Lancaster Engineering with the original application dated January 10, 2002; however, this report only assessed the traffic from the proposed Phase I office building. A revised report, dated March 15, 2002 was submitted to address the cumulative impacts from both Phases. Lancaster analyzed two key intersections: • SW 72n1 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 Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 24 OF 28 Using this same rationale, a proportionate share has been calculated for other rojects in the Triangle, and can be calculated for this project. Lancaster's report shows that tt is project will generate approximately 7 PM peak hour trips to the intersection of SW 72" Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 1,852 vehicles, the project impact is 0.38%. Therefore, based on simple proportions, the project contribution to this intersection is $6,909.00. Likewise, the Lancaster report shows that the project will generate approximately 3 PM peak hour trips at the intersection of SW 68t Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 1,914 vehicles. The impact from this development is approximately 0.16%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $2,133.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line located in SW Beveland Street. The applicant will need to coordinate with TVWD with regard to service for the new building. 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. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has shown that they can treat the net new impervious surface runoff with two Stormfilter Catch Basin units manufactured by Stormwater Management. These units have proven effective at meeting the Phosphorus removal standard of CWS. The preliminary sizing calculations provided by the applicant's engineer show that two of these units will be sufficient for this development. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed units from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the units. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 25 OF 28 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. A grading plan will be required as a part of the construction plan submittal. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City_ Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of y$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. 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 (TIE) 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 $25,254 for Phase I and $18,187 for Phase II 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 $78,918 ($25,254 divided by .32) for Phase I and $56,834 ($18,187 divided by .32) for Phase II for a total impact of $135,752. 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 $92,311. The applicant has proposed to construct half street improvements along SW Beveland Street since this is the frontage they are obtaining access NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 26 OF 28 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: 1/2 Street Improvement $40,400 (202 feet x $200 per linear foot) Signalization 9,042 ($6,909+$2,133) TOTAL $49,442 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 Building Division has reviewed the proposal and offered the following comment: • This project should not be phased in the site work because of drainage and utility work sharing a common drive. We can have two buildings that are phased on separate permits, but all of the site work should be one permit and one project. The City of Tigard Public Works Department has reviewed the proposal has no objections to it. The City of Tigard Police Department has reviewed the proposal and offered the following comment: • Request detailed lighting plan for exterior. The City of Tigard Water Department has reviewed the proposal and found that the project is outside their service area and in TVWD jurisdiction. The City of Tigard Urban Forester has reviewed the proposal and offered the following comment: • Arborist report required. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and offered the following comments: • Final construction plans to comply with R&O 00-7 for public storm, public sanitary, water quality, and water quantity. Service Provider Letter#340 dated December 10, 2001 must be complied with. • No construction to commence until CWS has authorized issuance of the storm water connection permit. Tualatin Valley Water District has reviewed the proposal and offered the following comments: • Note size of DCDA vault is 5 feet x 7 feet. This may be tight fit between proposed property line and buildings at location shown. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 27 OF 28 • 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 MAY 10, 2002 AND BECOMES EFFECTIVE ON MAY 25, 2002 UNLESS AN APPEAL IS FILED. Areal: 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 MAY 24, 2002. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. -//i ,,-- (�f.,.� May 10, 2002 PR PARE!%BY: Morgan racy DATE Associate Planner is\curpin\morgan\workspace\sdr\sdr2002-00002(chem-dry)\sdr2002-00002 decision.doc NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 28 OF 28 II - CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM 111; VICINITY MAP L■ ELMHURST■ST SDR2002-00002 J PaillEll H ERM ANDRUS OFFICE .�. OSO U al MilliallBUILDINGS r ■ Imn,.. FRA NKLIN ST BEV ��\�ELAN �ST \.\a� ii- kLPGAST ST 14441167411 4: s g Q® c< > �.tr Fl co i_.___�JLL RfiYt9�; Q j I BONrfll RD n \ „in 84 BEND PO.it Buf.toM RO ' SW , : t " HAMPTON ST Tigard Ara wo N ■} 0 200 400 600 Feet 1"=404 feet .A City of Tigard co • Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd VARNS ST Ti ard,OR 97223 I (503)639-4171 http Awiw.ci.tiga rd.or.us Community Development Plot date:Mar 19,2002;C:lmagic\MAGIC03.APR -1 - PHASE 1 X PHASE 2 r_______y___ ":,..a-m- L- 00 , __Llitwak _,,,-----,.. _ ■_.,.. .na ....41010111 / Z �� [--- 79in.'‘ a i ccw , \ // ii r / A -_ ` , ! Ili4 1\_—i n n n e n n n n Z o — r Z 7 I I J _ Jr.i ____ ___, mi. ( ,_._..,, , .NI -.- ) ID 45® Oa- I ilt■ , [- : ) igil & *7: ' ® ,. . . 1 grair--- -- r-——— --: %1M I L , V ,�' I.: L_ _ _ I I \�\PI 0 O 61141. ‘,., .\ 1 1 / 0; o _.: i 11% LA ► I , , -- MKnTAYL lMX' ' , tIIOlY4-R H-- SW BEVELAND STREET CITYOF T G SDR2002-00002 A R D SITE PLAN Nt ANDRUS OFFICE BUILDINGS (Map is not to scale) R NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00002 , CITY OF TIGARD ANDRUS OFFICE BUILDING Community Deveomment SkapingA Better Comment 120 DAYS = 7/17/2002 SECTION I. APPLICATION SUMMARY FILE NAME: ANDRUS OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00002 PROPOSAL: The applicant is requesting Site Development Review for construction of 14,216 square feet of office space ace in two phases. Phase One will include construction of a parking area and street improvements to serve a proposed 8,178 square foot office building. Phase Two will be developed on the abutting property and will consist of a parking area and 6,038 square foot office building. APPLICANT\ Michael Andrus APPLICANT'S Peter Magaro OWNER: 7155 SW Beveland Street REP: 10570 SW Citation Drive Tigard, OR 97223 Beaverton, OR 97008 LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB Tax Lots, 02100 and 2201. ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies I Final Decision: THIS DECISION IS FINAL ON MAY 10, 2002 AND BECOMES EFFECTIVE ON MAY 25, 2002 UNLESS AN APPEAL IS FILED. Appeal : The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 24, 2002. 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. - - --,-- Imi -_- CITYO1T1011XU,,,- VICINITY MAP .. I ■" 111111 SDR2002-00002 - •ow ANDRUS OFFICE HIREIN. 4 , BUILDINGS vs i km. a�3!T!I. Y isp... .... .•.., ..,.....,mom rom isimi i-4-,-% um.= lum i -,----if../----i-7 11116k ' a • .. ....... .:cownri . . ■.■■.. ... �:. 3 µ� w ( _ �W S C) J •ow "'. r 3 t R 4didL4 41' o-17p- ib i all I. , v 1 - - � � ' /1I 1 -4r 4 0114, ....VIP97 " . litt 1 ' ,, 'AW .dit I P. -- 74 0 T O 1 i / ;11.1 yi /1 CITY OF TIGARD PLANNING DIVISION 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 ,144, SITE DEVELOPMENT REVIEW T CITY OF TIGARD Community Deve(opment Shaping/)(Better Community DATE OF NOTICE: March 20, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00002 Type II Land Use Application FILE NAME: ANDRUS OFFICE BUILDINGS PROPOSAL: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 3, 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 APRIL 30, 2002. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or col ns believed to be important with su 3nt evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." — �_ CITY o,TIGARD VICINITY MAP ma% e � -- UR5. 51 SDR2002-00002 • HC I ■, ANDRUS OFFICE IN II Mew BUILDINGS 111111111111 —ST iii -- _ .. - tt- � ` N I _ \ C Cary o® hnr � -I r I I •• ■• MEMORANDUM CITY OF TIGARD, OREGON DATE: May 1, 2002 TO: Morgan Tracy, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 2002-00002, Andrus Office Buildings Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW north of the centerline, according to the most recent tax assessor's map. The applicant's plan shows an additional dedication of 5 feet. However, this is not required since 30 feet already exists north of the centerline. The applicant may modify their plan to eliminate the additional dedication. SW Beveland Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 1 applicant's plans show that they will make this improvement as a part of their project. 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 sidewalk with the half-street improvement in Beveland Street, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line that was recently extended in Beveland Street. The new line is approved and ready for service. The applicant's plans show they will serve the two new buildings with two laterals provided with the sewer main extension. 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). ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 2 There is an existing drainageway along the north side of this property. Surface water runoff enters this site via an open channel and continues flowing westerly across the adjacent parcel (Shaw Development) and eventually enters the public pipe system in 72nd Avenue. The applicant's plans for this site do not affect the existing open channel and will not impede the flow of the channel. 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. All runoff from this development will be detained onsite in a detention pipe and will be conveyed to the south where it will tie into the existing public system in Beveland Street. The detention pipe is adequately sized to handle the flows from this development. 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. Beveland Street is not designated as a bikeway. Therefore, this section does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 3 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. 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. ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 4 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 202 lineal feet; therefore the fee would be $ 7,575.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated March 15, 2002. Lancaster analyzed two key intersections: • SW 72nd 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 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. Lancaster's report shows that this project will generate approximately 7 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 1,852 vehicles, the project impact is approximately 0.38%. Therefore, based on simple proportions, the project contribution to this intersection is $6,909.00. Likewise, the Lancaster report shows that the project will generate approximately 3 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 1,914 vehicles. The impact from this development is approximately 0.16%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 2,133.00. ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 5 Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located in the Tualatin Valley Water District (TVWD) service area. The applicant will need to coordinate with TVWD with regard to the proposed water connections for this project. 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 has shown that they can treat the net new impervious surface runoff with two Stormfilter Catch Basin units manufactured by Stormwater Management. These units have proven effective at meeting the Phosphorus removal standard of CWS. The preliminary sizing calculations provided by the applicant's engineer show that two of these units will be sufficient for this development. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed units from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 6 the required maintenance of the units. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. 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. 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. 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 work in Beveland Street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 7 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. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 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 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 (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 obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 8 The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of $6,909.00. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68th Avenue/Dartmouth Street in the amount of $2,133.00. 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 $ 7,575.00 and it shall be paid prior to a final building inspection. ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 9 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. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. \\tig333\usr\depts\eng\brianr\comments\sdr\sdr2002-00002.doc ENGINEERING COMMENTS SDR 2002-00002 Andrus Office Buildings PAGE 10 HOELSCHER & ASSOCIATES, P.C. William F. Hoelscher, Esq. Attorney & Counselor At Law 13425 S. W. 72" Avenue Tigard, Oregon 97223-8030 (503)624-0917 ; Fax 684-8971 email: svnegommsn.con: April 2,2002(4:30 PM) Morgan Tracy, Associate Planner Planning Division, City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 Re: Site Development Review (SDR) 2002-00002 /Andrus Office Buildings proposal located at 7115 and 7155 SW Beveland Street, WCTM 2S101AB, Tax Lots 2100 and 2201 Gentlepersons: I am the attorney for Stephen& Lynn Peirce, who are developing an office buildings site on the corner of SW Beveland and 70th Avenue. This is for the purpose of commenting on behalf the Peirces favorably to the Andnis proposal with the understanding that the City not approve the project without the requirements that: (a) the Andrus Office Buildings are to be connected to the sewer line running down 70"' Street as recently constructed by the Peirces at the requirement and direction of the City of Tigard; and (b) building permits not to be issued until the Andrus project developer reimburses the Peirces for the sum of $28,000 as the proportionate share of the cost of constructing the aforementioned sewer line and as previously agreed to Andrus. A failure of the City to impose those requirements upon the Andrus project developer could result in the necessity for the Peirces to file a lis pendens and claim for breach of contract and quantum meruit for the $28,000 promised proportionate share of the cost of the sewer line. And in the interim, please do not hesitate to call to my attention any questions you may have with regard to this.matter. Professional regards, HOELSCHER & ASSOCIATES, PC , . William F. Hoelscher, Esq. Attorney & Counselor At Law 13425 SW 72" Avenue Tigard, Oregon 97223-8030 email: svnego(ii'insn.cnm c: Stephen & Lynn Peirce r it.) 3 /2 z REQUEST FOR COMMENTS C.OF 110ARD Community<Development Shaping A Better Community DATE: March 20,2002 74)TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x40 Phone: [503)639-4171/Fax: [503)604-1297 SITE DEVELOPMENT REVIEW MDR)2002-00002 ➢ ANDRUS OFFICE BUILDINGS Q I REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. J Attached are the Site Plan, Vicinity Map and Applicant' our review. From information supplied by various departments and agencies and from other inf. - available te o staff, a report and recommendation will be prepared and a decision will be rendered on e Proposal in the near fu ure. If you wish to comment on this application, WE NEED YOUR COMMENTS BA+ BY: APRIL 3, 2002. Yo- may use the space provided below or attach a separate letter to return your comments. If you _ e unable to res••nd by the above date, please phone the staff contact noted above with your comments and confirm ye. •is"- s in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE 'f EflK tHE ?LLO ANG`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: �„ +! ate- r P,u C•«.1-se 1. P of 17x•4 t JV • 14.. 3 hip. a n♦4 VAda1 71 Av . AZA/thi (F1 ase provide thefo[Iowing information)Name of Person(s) Commenting ;6-12.10.•I Phone Number(s): p n 2 . p 2 100 I 9NIlI33NIDNd QMAL 9960 16S COS XVd PI:9T U3M ZO/LZ/CO . II REQUEST FOR COMMENTS CITY TIGARD Community Development REC i I fitter Community EIVE ` DATE: March 20,2002 ',/1/V- 2 2002 TO: Sherman Casper,Permit Coordinator/Community Development Dppartmentaao FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x4011 Phone: (5031639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW(SDR]2002-00002 ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3, 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: -1-7/(3" 77/f/tAR7 iii :/-71,4c 4/e_i (Please provide the following information)Name of Person(s) Commenting: IPhone Number(s): I DATE: April 8, 2002 PLANS CHECK NO PROJECT TITLE: COUNTYWIDE Andrus Office Bldg. 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 $ 226.00 • B• USINESS AND COMMERCIAL $ 57.00 X• O• FFICE $ 207.00 ESTIMATED TIF INDUSTRIAL $ 217.00 SUBJECT TO 6% INCREASE July 1, 2002 • INSTITUTIONAL $ 94.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. INSTITUTIONAL ONLY: 710A Office General TRIP RATE WEEKEND AVG.TRIP RATE DEFER TO OCCUPANCY 16.31 BASIS: Applicant proposed construction of 2 new office buildings, 8,178 Sq. Ft and 6,038 Sq. Ft. totaling 14,216 Sq. Ft. CALCULATIONS: TIF = (( AVG. TRIPS X T.G.S.F.) — credits) X RATE PER TRIP $25,540 = (( 16.31 X 8.178) - 10 ) X $207 $18,315 = (( 16.31 X 6.038) - 10 ) X $207 Transit amt. _ $3,604 = 212 X $17 PROJECT TRIP GENERATION: 212 FEE: $43,855 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: Credit for domo of 2 existing single family ROAD AMT. dwelling_s $40,251 TRANSIT AMT. $3,604 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 • DATE: March 21, 2002 PLANS CHECK NO. SDR2002-00002 PROJECT TITLE: COUNTYWIDE Andrus Office Buildings (Phase 1 ) TRAFFIC IMPACT FEE WORKSHEET APPLICANT Michael Andrus (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE. TAX MAP NO.: 2S 101 AB02100 LAND USE CATEGORY RATE PER TRIP SITES NO.ADDRESS: 7155 SW Beveland St.. RESIDENTIAL $ 213.00 BUSINESS AND COMMERCIAL $ 54.00 ESTIMATED TIF X OFFICE $ 195.00 INDUSTRIAL $ 205.00 INSTITUTIONAL $ 88.00 PAYMENT METHOD: CASH/CHECK C• REDIT B• ANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY D• EFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. WEEKEND AVG.TRIP RATE 710 A Office General<100k ft TRIP RATE 16.31 ---------- BASIS: Construction of new 8,100 sq. ft. office building. CALCULATIONS: TIF = ((Avg.Trips X T.G.L.S.F.) — Credits ) X Rate / Trip $25,254 = (( 16.31 X 8.100 ) — 10) X 207 Transit AMT =(( Avg.Trips X T.G.L.S.F. ) — Credits) X $17 $2,074 (( 16.31 X 8.1) —10) X $17 PROJECT TRIP GENERATION: 122 FEE. $ 25,254 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES Assumed 10 trips credits for Demo of single family dwelling ROAD AMT: $ 23,180 TRANSIT AMT $ 2,074 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 DATE March 21, 2002 PLANS CHECK NO SDR2002-00002 PROJECT TITLE: COUNTYWIDE Andrus Office Buildings (Phase 2 ) TRAFFIC IMPACT FEE WORKSHEET APPLICANT Michael Andrus (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE TAX MAP NO.: 2S101AB02201 LAND USE CATEGORY RATE PER TRIP SITES NO.ADDRESS: 7115 SW Beveland St.. RESIDENTIAL $ 213.00 BUSINESS AND COMMERCIAL $ 54.00 ESTIMATED TIF X OFFICE $ 195.00 INDUSTRIAL $ 205.00 INSTITUTIONAL $ 88.00 PAYMENT METHOD: CASH/CHECK C• REDIT B• ANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY. D• EFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. WEEKEND AVG.TRIP RATE 710 A Office General<100k ft TRIP RATE 16.31 ------ - BASIS: Construction of new 6,000 sq. ft. office building. CALCULATIONS: TIF = ((Avg.Trips X T.G.L.S.F.) — Credits ) X Rate / Trip $18,187 = (( 16.31 X 6.0 ) — 10) X 207 Transit AMT =(( Avg.Trips X T.G.L.S.F. ) — Credits) X $17 $1,496 (( 16.31 X 6.0) —10) X $17 PROJECT TRIP GENERATION, 88 FEE: $ 18,187 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: Assumed 10 trips credits for Demo of single family dwelling ROAD AMT.: $ 16,691 TRANSIT AMT $ 1,496 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 Al* REQUEST FOR COMMENTS CITY OLFTIGARD Community Development Shaping Better Community RECEWED PLANNING DATE: March 20,2002 TO: Gary Lampella,Building Official MAC 2 5 2002 CITY i iOARD FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x4011 Phone: [503)639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW ISORI 2002-00002 ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3, 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: /4 O` / ' C-/ / 44..C/ 4./D'ii2.>G 6C&v56- //f/yv" �i-r > A &h&o/ e4 "- L"l/J - J.�!/� 7 iU 24 !, 7 s .1Z k _ U /htiZ/ v-/ aa2,7 S/‘-e4.77 � D yid��v�,, (clease provide the foffirwing infonnation)Name of Person(s) Commenting: !Phone Number(s): 39z, 04/01/02 09:40 FAX 503 640 3525 CLEAN WATER SERVICES [ j 001 ten . REQUEST FOR COMMENTS coo TIGARD Comm Deveropment Shaping Better Community BATE: March 20,2002 zsp 2t7w1 lee Walker,CleanWater Services/SWM Program Fa: 'TO City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x4071 Phone: 15(131630.41'''I/Fail: (5031 681-1291 SITE DEVELOPMENT REVIEW MOM 200,E-00002 ➢ ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review appprov:;l to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction 1:if an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Bevel.:nd Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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 T-5. This zoning cl strict permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the 1 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, J8.520, 18.620, 18705, 18.720, 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 reviow_ From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3. 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 rioted 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. ai ion ,iniri� IP'LEAS,E'CHECK'THE 061L41AWi,NOliTEI 'SO;AAT'!Q,P!PLII We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. >e Written comments provided below: 1� G.N L -o�,►sr,�uc�i0+� ^15 To C.oMs PC-41 1-4.1 t:1" :_..� 100 -7 -Co,- P wb(i`c (4.,bl Sa n i L r J ) bud:IA✓ C1 ;- a►� w ate+. Q u G n �� 2) Yutc, YI )t o6.Q.. 1.12. v. S4O Q� rn 6 -C! .r, 6--v` 2-o0 ) w \A/2A' , e Cori 9 l d . ce d —' t5L►.,- )ci• ui v- 1'.,,0"".1 . (0)&zsc provide thefo[rouyirW information)Name of Person(s) Commenting: 1 Phone Number(s): REQUEST FOR COMMENTS CITY OFTIIOARD Community(Development Shaping Better Community DATE: March 20,2002 RECEIVED PLANNING TO: John Roy,Property Manager/Public Works Department MAR 2 1 2002 FROM: City of Tigard Planning Division Di'y Oi TIGARD STAFF CONTACT: Morgan Tracy,Associate Planner(x4011 Phone: (5031 639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW(SDRI 2002-00002 ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Please provide the following information)Name of Person(s) Commenting: IPhone Number(s): I REQUEST FOR COMMENTS CIAA s'ARD Community(Development ShapingA Better Community DATE: March 20,2002 RECEIVED PLANNING TO: Jim Wolf,Tigard Police Department Crime Prevention Officer tAI 21 2002 FROM: City of Tigard Planning Division DO OF TIGARD STAFF CONTACT: Morgan Tracy,Associate Planner[x4011 Phone: [5031 639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW[SDRJ 2002-00002 ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3, 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: Qv.c ■viA \IA '9\c,n el'rz' o() coy/ 00Q Tie\ )4h)eAcv■Y\4-r,t- (TThase pravide the for/owing information)Name of Person(s) Commenting: 1 \/\ /.;14- I Phone Number(s): Xl-1�J I . • r , ' REQUEST FOR COMMENTS CITY OF If3ARD Community cDeve(opment S&apingA Better Community DATE: March 20,2002 RECEIVED PANNING Dennis Koellermeier,Operations Manager/Water Department TAB`, 21 2002 MOW ,—rz,) City of Tigard Planning Division CITY OF T iGARD STAFF CONTACT: Morgan Tracy,Associate Planner(x401) Phone: (503)639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW[SDR)2002-00002 ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3, 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: Ott-4�t ZiEYaip rittth - Nova-► Tl"' � ✓/ 351 Please provide the fotrowing information)Name of Person(s) Commenting: IPhone Number(s): I • REQUEST FOR COMMENTS CITY OFTIGARD Community cDeveCopment Shaping Better Community DATE: March 20,2002 RECEIVED PLANNING TO: Matt Stine,Urban Forester/Public Works Department MAE 21 2002 CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x4011 Phone: [5031 639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW MDR)2002-00002 ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3, 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: O�IS� �EV'D� ICE u.�R> t— 6-0 ATI ie. InlDrc4-ice t,/V IV/ corn I kJG AT 9 N E it(AIT. 14/ Sn (PThase provide thefotlounng information)Name of Person(s) Commenting: IPhone Number(s): REQUEST FOR COMMENTS CITO TIGARD Community(Development Shaping A Better Community DATE: March 20,2002 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x4011 Phone: [503)639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SORT 2002-00002 ANDRUS OFFICE BUILDINGS REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 3, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ((Please provide the fo(Th ng information)Name of Person(s) Commenting: IPhone Number(s): I » CITY TIGARD REQUEST FOR C0t :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS Andrws FILE NOS.: SPRZObZ -OCO02 FILE NAME: Oic•, dry D4144. Sidi, CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central [East ❑South ❑West E Proposal Descrip.in Library CIT Book CITY OFFICES / LONG RANGE PLANNING/Barbara Shields,Planning Mgr. —FOMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. OLICE DEPT./Jim Wolf,Crime Prevention Officer ✓BUILDING DIVISION/Gary Lampella,Building Official /ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer_ WATER DEPT./Dennis Koellermeier,Operations Mgr. _CITY ADMINISTRATION/Cathy Wheatley,City Recorder "PUBLIC WORKS/John Roy,Property Manager PUBLIC WORKS/Matt Stine,Urban Forester _ PLANNER-POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! C.D./Sherman Casper,Permit Coord.(SDR/CuP re:TlF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.• /TUALATIN VALLEY FIRE&RESCUE• y 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(Corny.Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY OR.DEPT.OF ENERGY(Powedines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division(Monopole Towers) 155 N. First Avenue CITY OF LAKE OSWEGO * Routing TTRC-Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis lcPAl Lake Oswego,OR 97034 _Gregg Leion(cPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) DOT,REGION 1 • _Anne LaMountain(IGA/URe) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) Sonya Kazen,Development Review Coordinator _Phil Healy(IGNuRB) David Knowles,Planning Bureau Dr Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Steve Conway(GeneralApps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(can,zcaiMS14 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS 15 Portland,OR 97204 _Doria Mateja Rom ms 14 WCCCA(911)(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist 17911 NW Evergreen Parkway 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97006 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC 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 ZTRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann Of Project is Within V.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 � eaverton,OR 97006-4886 / /Portland,OR 97232 _PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _JVERIZON ✓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 v...e oti,,th ars9,n 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\patty1masters\Request For Comments Notification List 2.doc (Revised: 8-Mar-02) MAILING RECORDS . , iiik AFFIDAVIT OF MAILING iFTI CITY OF TIGARD Community Deveropment SIiapingA 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 of7igar , Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2002-00002/ANDRUS OFFICE BUILDINGS ❑ 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 March 20,2002, and deposited in the United States Mail on March 20,2002, postage prepaid. 1 - . _Aa `.ham:- (Peen t . Prepared le) STATE of oGoN ) County of-Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the ( day of /l , 2002. ���• OFFICIAL SEAL ee'y �"? DIANE M JELDERKS ^,.5" ' NOTARY PUBLIC-OREGON "' COMMISSION NO.326578 A / MY COMMISSION EXPIRES SEPT.07,2003 /L ' I t ' ' ' I : I I ' r !j;/ My Commission Expir ? 7 3 • NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: XX� 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 ilk SITE DEVELOPMENT REVIEW CITY O CITY ..I�� OF TIGARD Community cDeve(opment ShapingA Better Community DATE OF NOTICE: March 20, 2002 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2002-00002 Type II Land Use Application FILE NAME: ANDRUS OFFICE BUILDINGS PROPOSAL: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. 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, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 3, 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 APRIL 30, 2002. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • ♦ Raise any issues and/or con Is believed to be important with suf nt evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." --- _ — — i ■ CITY ofnG RO - _ <: VICINITY MAP s* II , SDR2002-00002 .. • ��,, ANDRUS OFFICE 11.11 .,..,,. 411111, BUILDINGS tiro egifillarair U;.'! 4 111 �� a ill,% 0�.1�1. III, i , u,- 1_. ion 9T A Ihk iii- L 0 20e .0 _� % AIL ICity of Typed orrwr I ■ f I I I I I r� OM".P ' £XII IT 3 2S101AB-02201 2S101AB-00400 ANDRUS MICHAEL R& DITTER MARK W ANDRUS NANCY A PRISCILLA A 7155 SW BEVELAND ST 7070 SW ELMHURST ST TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-02100 2S 101 AB-02707 ANDRUS MICHAEL RYAN EAGLE HARDWARE&GARDEN INC 7155 SW BEVELAND ST ATTN:TAX DEPT(TA3) PORTLAND,OR 97223 PO BOX 1111 NORTH WILKESBORO, NC 28656 2S101AB-01100 23101AB-02705 BAUER DANIEL E& EA . HARDW'' &GARDEN INC BAUER BARBARA G ATTN: ! PT(TA3) 12335 SW 72ND AVE PO B• 1 1 PORTLAND,OR 97223 .•TH WILK BORO,NC 28656 2S101AB-01200 2S101AB-02706 BAUER DANIEL E&BARBARA EA. E HARP ARE&GARDEN INC 7275 SW HERMOSO ATTN. DEPT(TA3) TIGARD,OR 97223 PO :•X 1 •RTH WILK SBORO,NC 28656 2S101AB-02000 2S101AC-00100 BERMAN JOHN M& ETZEL DAVID M&NADINE M SUMMERS MICHAEL L 13400 SW DOE LN 7175 SW BEVELAND RD#210 TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01800 2S101AB-00601 BOEHM GENE G BEATRICE G FALL FUN PROPERTIES LLC 7380 SW HERMOSA WAY 7130 SW ELMHURST ST TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02300 2S101AB-01602 BOLON DEAN N GIBSON KLAUS P&CORNELIA 4022 NE LADDINGTON CT 10904 SW PARKWOOD CT PORTLAND,OR 97232 WILSONVILLE,OR 97070 2S 101 AB-02200 2S 101 AC-01000 CASEY EDWARD L JR&JOANNE F GIESZLER JACOB F 7085 SW BEVELAND RD 18206 SW FALLATIN LOOP PORTLAND,OR 97223 ALOHA,OR 97007 2S101AC-00200 2S101AB-00600 DAVIS SHIRLEY A GUILLEUX FEMY 7020 SW GONZAGA 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S 101 AB-00500 2S 101 AB-00900 DESSERT R MICHAEL AND HAMPTON PARK LLC B RITA BY WEST COAST MORTGAGE 2834 NE 32ND AVE 5837 JEAN RD PORTLAND,OR 97212 LAKE OSWEGO,OR 97035 2S 101 AB-01000 2S 101 AD-02800 HA' "TON P -K LLC MORTON DON R AND CYNTHIA SUE BY W OAST MORTGAGE BY MAIL MEMONDAY-N JOHANNE 5837 . A 'D 3109 NE BROADWAY L• E OSWEGO,OR 97035 PORTLAND,OR 97232 2S101AB-00800 2S101AA-09600 HA TON P RK LLC PEIRCE STEPHEN W& BY WE OAST MORTGAGE PEIRCE LYNN L 5837 AN 12560 SW 70TH L E OSWEGO,OR 97035 TIGARD,OR 97223 2S101AB-00801 2S101AB-01401 HA 'TON P•RK LLC PHILLIPS JASON E/CAROLYN L BY W' COAST MORTGAGE 7355 SW HERMOSO WAY 5837+ RD TIGARD,OR 97223 LA E OS GO,OR 97035 2S 101 AB-01603 2S 101 AA-09108 HARLAN BRIAN&MAI R&D PROPERTY DEVELOPMENT LLC 7270 SW HERMOSO WAY 12559 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-00700 2S 101 AC-00900 HERAS MIGUEL RAMON ROCKY MOUNTAIN LAND LLC ELAINE C 12540 SW 68TH PKWY STE B 12280 SW 72ND AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 101 AB-00303 2S 101 AC-00700 HUNT CLAYTON R ROGERS ROY R 7040 SW ELMHURST ST 14429 SW AYNSLEY WAY TIGARD,OR 97223 TIGARD,OR 97224 2S 101 AB-02400 2S 101 AC-00800 LANFARM LLC RO RS Y R 16869 SW 65TH AVE STE 166 1442 AYNSLEY WAY LAKE OSWEGO,OR 97035 T ARD,0 97224 2S 101 AB-01300 2S 101 AC-00600 LAURENS MICHAEL F ROTH JACOB T JR&THERESA A 61415 ROCK BLUFF LN 12600 SW 72ND AVE BEND,OR 97702 TIGARD,OR 97223 2S101BA-00401 2S101AB-02500 MARTIN GORDON R&SHEILA SHIM STEVE S&JANET H 12265 SW 72ND 14347 SW KOVEN CT TIGARD,OR 97223 TIGARD,OR 97224 2S 101 AD-02700 2S 101 AB-01606 MCCROSKEY JOHN B SLOAN DAVID MARTIN 1380 MORNING SKY CT SLOAN KAREN MARIE LAKE OSWEGO,OR 97034 7355 SW BEVELAND RD TIGARD,OR 97223 • 2S101AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD,OR 97223 2S 101 AA-03800 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN:GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 2S 101 AA-09100 TI RD CORPO TE CENTER LTD P THE IP ATTN:G SPECHT 1540 ILLIK ■J WAY AVERTON,OR 97006 2S101AC-01900 WASHINGTON COUNTY SCHOOL DISTRICT NO.23 6960 SW SANDBURG ST TIGARD,OR 97223 2S101AC-00400 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 97223 2S 101 AC-00300 VER AEL D&GAIL B 7075 GONZAGA ST TI ARD, 97223 2S 101 AB-01900 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND,OR 97223 2S101AB-01601 WHITNEY EUGENE P PATRICIA M 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-02800 ZEEK VELMA EDWARDS 7060 SW BEVELAND TIGARD,OR 97223 PETER MAGARO 10570 SW CITATION DRIVE BEAVERTON OR 97008 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 AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping t7 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 ofTigard;Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2002-00002/ANDRUS OFFICE BUILDING ❑ AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on May 10,2002, and deposited in the United States Mail on May 10,2002, postage prepaid. (Person that Prepared Notice STATE ofF o co r ) County off Washington )ss. City of 7 cgard Subscribed and sworn/affirmed before me on the 3 I S day of , 2002. • �►,..•. OFFICIAL SEAL .0 + / `~ DIANE M JELDERKS NOTARY PUBLIC-OREGON .t 44 . ' 0 . 1/ILL 'i' COMMISSION NO.326578 ' I '' I I I I ' r I MY COMMISSION EXPIRES SEPT.072213j My Commission Expir �1l 7/0_3_ £XHIFIT A NOTICE OF TYPE II DECISION ° ';° SITE DEVELOPMENT REVIEW (SDR) 2002-00002 CITY OF TIGARD ANDRUS OFFICE BUILDING community Development Shaping 1(Better Comm ii n ty 120 DAYS = 7/17/2002 SECTION I. APPLICATION SUMMARY FILE NAME: ANDRUS OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00002 PROPOSAL: The applicant is requesting Site Development Review for construction of 14,216 square feet of office space in two phases. Phase One will include construction of a parking area and street improvements to serve a proposed 8,178 square foot office building. Phase Two will be developed on the abutting property and will consist of a parking area and 6,038 square foot office building. APPLICANT\ Michael Andrus APPLICANT'S Peter Magaro OWNER: 7155 SW Beveland Street REP: 10570 SW Citation Drive Tigard, OR 97223 Beaverton, OR 97008 LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB Tax Lots, 02100 and 2201 . ZONE: MUE. Mixed Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 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 SDR2002-00002/ANDRUS OFFICE PAGE 1 OF 28 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. 318) 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 work in Beveland Street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 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 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. 6. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 2 OF 28 7. The applicant shall provide an on-site water uality facility as required by Clean Water Services Design and Construction Standards quality 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. Submit to the Planning Division (Morgan Tracy, 503-639-4171, ext. 407) for review and approval: 8. The applicant/owner shall submit a revised site plan that shows: A. A walkway, a minimum of six feet in width from the buildings' entrance to SW Beveland. The walkway shall be constructed with scored concrete or modular paving materials. B. Adequate width along the east property line for a buffer meeting the "C" level of buffering as prescribed by TDC Chapter 18.745. This may involve shifting the building and parking area, or the provision of additional screening in the form of a 5 foot tall fence or 6 foot tall wall. The trash enclosure will need to be relocated on the plans in order to provide adequate area for the buffer area. C. The material and height of the proposed trash enclosure(s) D. Four bicycle rack spaces provided for each phase for a total of 8 spaces. The racks shall be located where they are visible from the buildings and/or street. The four bicycle rack spaces shall be installed prior to occupancy of each phase. Include a detail of the bike rack. E. The compact parking spaces shall be marked as "compact" or with a large "C", and the required carpool/vanpool (1 space for each phase) clearly marked as such. Carpool/vanpool spaces shall be located as close to the buildings as practicable. F. A walkway connection between the two buildings that meets the standards of TDC Chapter 18.705 and does not extend more than 36 feet without appropriate separation from vehicles. G. The access drive marked with directional arrows and necessary crosswalk striping for the interior walkway connection between the two buildings. 9. The applicant/owner shall submit a revised landscape plan that shows: A. All trees to be planted at 2 1/2 inch minimum caliper size. Any tree planted in excess of the 21/2-inch minimum size will be eligible for mitigation credit. B. The east property line screened to a minimum of the "C buffering combination according to Table 18.745.2 of the Tigard Development Code. In addition, the applicant will be required to plant all trees within the buffer and landscaped areas at a minimum 21/2 -inch caliper. C. The total number of caliper inches being removed, and show how the required 50% of the removed caliper inches will be mitigated. For any trees that cannot be accommodated on site or off site, a payment in-lieu of planting the balance will be assessed (presently at $125 per caliper inch). 10. Submit revised building elevation and floor plan drawings that show that the mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot over 36 inches in height. 11. Submit a detailed lighting plan for the exterior of the building. 12. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure(s) meets their requirements. 13. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 14. The applicant/owner shall provide a parking easement agreement from Phase I for the balance of the 17 required parking spaces that are ndt constructed on Phase II. These spaces are in addition to those required for Phase I. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 3 OF 28 15. The applicant/owner shall provide a reciprocal access easement for the shared driveway serving Phase I and Phase II. 16. Provide an arborist report and tree removal and protection plan showing all trees on the site, the size of the trees and which trees are to be removed. Trees shall be identified consistently with the arborist report. Tree protection recommendations from the applicant's arborist, as well as those from the City Forester as stated later in this decision shall be incorporated into the protection plan drawings. The plan shall also include a table summarizing the trees to remain versus those to be removed, the representative percentage of total trees preserved to those removed, and the total caliper inches proposed for removal. The applicant must install the required tree protection measures anc have them inspected by the City Forester (Contact: Matt Stine) prior to commencing any site activity. 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: 17. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of $6,909.00. 18. Prior to a final building inspection, the applicant shall pay funds to the City for the future signalization of 68t Avenue/Dartmouth Street in the amount of$2,133.00. 19. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 20. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts In "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 21 . 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 $5,555.00 and it shall be paid prior to a final building inspection. 22. 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. 23. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 4 OF 28 Submit to the Planning Division (Morgan Tracy, 503-639-4171, ext. 407) for review and approval: 24. The applicant/owner shall construct the required 22 arking stalls prior to final occupancy of the building on Phase I. The remainder of the parking shall be completed prior to occupancy of Phase II. 25. The applicant shall submit a bond for the mitigation trees that have not been planted, and were not part of the payment in-lieu option. The bond shall reflect the amount of caliper inches to be planted, assessed at $125 per caliper inch. THE FOLLOWING CONDITIONS SHALL BE CONTINUOUSLY SATISFIED AS PART OF THIS APPROVAL: 26. Prior to installing any signs, apply for a sign permit through a separate process administered by the Development Services Technicians. 27. As this approval is to remedy an existing land use violation, timing for implementation of the approved improvements is of the essence. Extensions, as provided for in TDC 18.360.030.D, shall not be granted. 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 no other land use cases related to the property. Tie applicant has been operating a Chem Dry business from the existing single-family dwelling in violation of the Development Code. Any conversion of a residential structure to a commercial use requires a site development review to ensure that the necessary improvements to the property are made to facilitate orderly development. The applicant had not obtained this site development approval prior to occupying the structure. This application is to directly address that ongoing violation and bring the site into compliance with Site Development Review requirements. The adjacent parcel (tax lot 2201) is part of the subject application but is not part of the present violation. Vicinity Information: The subject site is located east of SW 72nd Avenue and west of Interstate 5 between Highway 217 and Highway 99W. The site is bordered on all sides by Mixed Use Employment (MUE) zoning. The parcels to the north are developed with multi-family apartments. To the east lies single-family homes, and commercial office space has been developed on the west side of the subject property. Site Information and Proposal Description: The applicant is proposing to construct a parking lot around the existing single-family structure on tax lot 2100. The structure will then be demolished to make room for an 8,178 square foot office building. It should be noted that conversion of the existing dwelling was not proposed as part of this application and has not been reviewed for compliance with these standards. If the applicant subsequently chooses to maintain the existing dwelling, a new Site Development Review would be necessary. The second phase will consist of demolishing the dwelling on tax lot 2201, completing the parking lot improvements, and constructing a 6,038 square foot office building. The two sites will share access onto SW Beveland. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 5 OF 28 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET One letter was received from William F. Hoelscher, Attorney representing Stephen and Lynn Peirce. The letter is favorable to the proposal, but notes that the proposed development should be required to connect to the sewer line and that no building permits be issued until the applicant reimburse the Peirce's for the sum of $28,000 as the proportionate share of the cost of constructing the sewer. RESPONSE: The property is not within an established sewer reimbursement district. The Peirce's did not form a reimbursement district prior to constructing the sewer, and the City cannot retroactively approve the formation of such a district. As there is no instrument in place to require the developer of the subject application to pay a proportionate share, the City cannot withhold building permits based on this issue. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. 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 C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Makin Procedures 18.390 Impact-Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed-Use Employment zoning district. The proposed use, general office space, is outright permitted in the zone. The present use of the site for the Chem Dry business is considered Personal Services" and is likewise permitted in the zoning district provided that the use does not exceed 60,000 gross square feet in one building. 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 SDR2002-00002/ANDRUS OFFICE PAGE 6 OF 28 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Phase I Phase II Minimum Lot Size None 21,240 sq. ft. 15,094 sq. ft. - Detached unit - - Boarding, lodging, rooming house Minimum Lot Width 50 ft 118 ft. 84 ft. Minimum Setbacks - Front yard 0'min/10'max 10' 10' -Side facing street on corner&through lots - - - -Side yard 0/20 ft [1] 7'/58' 24'17' -Side or rear yard abutting more restrictive zoning district - - Rear yard 0/20 ft [1] 85' 105' - Distance between front of garage & property line - - - abutting a public or private street. Maximum Height 45 ft 30 ft. 30 ft. Maximum Site Coverage [2] 85% 70.3% 58% Maximum Floor Area Ratio 0.4 .39 (8,178 sf) 0.4 (6,038 sf) Minimum Landscape Requirement 15% 29.7% 42% [1]no setback shall be required except 20 feet shall be required where the zone abuts a residential zone. [2]includes all buildings and impervious area As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the underlying zone's development criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 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 SDR2002-00002/ANDRUS OFFICE PAGE 7 OF 28 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 320 feet. The shortest vehicle and pedestrian trip from the subject property to 72nd Ave. is also 320 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 (0.83 acres), nevertheless the applicant has proposed a phased development plan that shows compliance with the development standards at each subsequent phase. Conditions will need to be in place to ensure the timing of public improvements is coordinated with the development on the property. 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 building is 10 feet from the current property line fronting SW Beveland Street. A 5-foot right-of-way dedication was shown on the plans. The engineering staff has commented that this dedication is not necessary, therefore, the 10-foot maximum setback will be met. 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 SDR2002-00002/ANDRUS OFFICE PAGE 8 OF 28 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 corner entrances to the proposed buildings in Phases I and II. The plans also indicate a walkway connection to the street. However, this walkway is only 4 feet wide. A 6-foot-wide sidewalk will need to be provided from the main entrances to SW Beveland Street. 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 behind both buildings with the exception of 9 stalls which will be on the east side of the building in Phase I. This parking and access will occupy 37% of the frontage for Phase I, and only 21% of the total site frontage. 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. According to the standard above, the building must have at a minimum of 50 percent of the ground floor wall area as windows. The south elevation (facing SW Beveland) of the building in Phase I is 54 feet long, for a total calculated wall area of 324 square feet. Fifty percent of the wall area is 162 square feet. The elevations show 126 square feet of windows, and 67.5 square feet of glass doorway for a total of 193.5 square feet, in compliance with this standard. The south elevation (facing SW Beveland) of the building in Phase II is also 54 feet long, and designed exactly the same as for Phase I, in compliance with the 50% minimum ground floor window requirement. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 9 OF 28 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 both buildings is 54 feet. The plans show a covered portico entryway and clipped corner which begins 40 feet from the other side of the façade. This building offset exceeds the minimum one-foot requirement and is, therefore, 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 plans show 2 entrances into each building, located at the corners facing SW Beveland Street and facing the parking lot. Both the main entrance and the parking lot entrances have covered porches. 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 will be red brick and arranged in a particular design and accentuation. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof. The applicant is proposing a flat roof system with varying parapet heights to conceal mechanical equipment and smaller pitched roof areas above the building entrances with metal standing seam 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 roof-mounted equipment will be screened according to City standards. The applicant shows that mechanical equipment will be screened behind a three- foot tall parapet wall. However, since it is not specified what type and how tall the equipment is to be located on the roof, it is impossible to determine whether the applicant's proposal will adequately screen the equipment. To ensure that mechanical equipment is screened, it shall be setback from the roof edge three feet for each foot over 36 inches in height. 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). NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 10 OF 28 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). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • The applicant/owner shall submit a revised site plan that shows a walkway, a minimum of six feet in width from the buildings' entrance to SW Beveland. The walkway shall be constructed with scored concrete or modular paving materials. • Submit a revised landscape plan that shows all trees to be planted at 21,4 inch minimum caliper size. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 11 OF 28 Submit revised building elevation and floor plan drawings that show the type and size of the mechanical rooftop equipment. For equipment taller than 36 inches, it shall be setback from the roof edge 3 feet for each foot over 36 inches in height. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. 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; On site pedestrian walkways are present between the building entrances and the street that provides access and egress. There are no walkways providing convenient connections between the Phase I and Phase II buildings. A connection to the adjoining development to the west is impractical as that development has placed a row of parking spaces along the common property line. The applicant will need to revise the site plan to accommodate a minimum 6-foot-wide walkway between the two buildings. 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, however, a walkway will be required to connect the Phase I building with Phase II. Where it crosses the access drive, pavement striping will be required. A pedestrian "refuge" island or peninsula may be needed in order to keep the crossing less than 36 feet long. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 12 OF 28 The development has one oint of access into the parking lot that provides 25 feet of pavement and is 32 feet wide. Therefore , this standard is met. FINDING: The internal walkways do not meet the Tigard Triangle Standards for providing convenient connections between buildings. CONDITION: Submit a revised site plan that indicates a walkway connection between the two buildings that meets the standards of TDC Chapter 18.705 and does not extend more than 36 feet without appropriate separation from vehicles. 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 three Aristocrat Flowering Pear trees and two Red Sunset Maples all at 11/2-inch caliper size. 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. 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 is zoned MUE. However, the property to the east is an existing single-family home, to the south (across SW Beveland) are commercial uses, to the west is a similar commercial office development, and to the north are multi-family apartments. 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 between 22 and 38 feet of buffer area will be provided along the north boundary, where the existing stormwater channel is. This area will be landscaped with various native plant materials pursuant to Clean Water Services standards. A hedge is not deemed appropriate in this location due to the incompatibility between a hedge and the Clean Water Services requirements. Placing the hedge outside the CWS buffer area would create an area between the apartment fence and wall and the subject site's parking that would be difficult to monitor for criminal activity. Also, the wall and fence on the adjacent apartment property provides adequate screening between the two uses. The buffer standard for the north property line is, therefore, satisfied. However, the site plan for the east side of the site shows the building 7 feet from the property line. To reduce the buffer area below 10 feet with a four-foot-tall hedge, the applicant is required to provide additional screening. A five-foot fence is required to reduce the buffer to 8 feet in width and a six-foot wall is required to reduce the buffer area to 6 feet wide. The application as proposed does not satisfy any of these three options. The applicant has the option of shifting the building footprint to accommodate either a 10-foot or an 8-foot buffer. If the 10-foot buffer is provided, a revised landscape plan showing a 4-foot-tall hedge will be needed. An 8-foot buffer will require a 5-foot fence be shown on either the revised site plan or landscape plan. If the applicant decides to leave the building in the present location, then a 6-foot-tall wall will need to be shown on the revised site and/or landscape plan. Where the parking lot abuts the east property line, a 6 to 10-foot buffer is also required under the "C" buffer option. According to the site plan, the parking lot buffer is not consistent with the code. The site plan shows a 7-foot-wide buffer, except for the area around the trash enclosure which is only two feet. Staff acknowledges that there is less flexibility to alter the location of the parking area, although it may be possible to increase the buffer area by a foot by reducing the width of the parking stalls which are wider than the minimum requirement. The trash enclosure NOTICE OF TYPE H DECISION SDR2002-00002/ANDRUS OFFICE PAGE 13 OF 28 is an altogether more difficult problem to resolve. The Clean Water Services buffer prevents locating the enclosure on the north side of the parking area, and the building precludes locating it on the south side. Two possibilities include removing one parking space for the trash enclosure, or combining both trash enclosures on site on the west side of the project. No buffer according to Table 18.745.1 of the Tigard Development Code is needed along the west property line. However, the west property line is subject to Section 18.745.050.E.1 (Screening and landscaping of parking and loading areas). 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 has been conditioned earlier in this decision to be screened by a landscaping buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. The applicant is proposing landscaped islands containing one tree for every seven spaces with low-lying ground cover and shrubs. 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 for each phase but does not clearly indicate what type and how tall the enclosure will be. A solid wood fence or masonry wall between five and eight feet in height is required. The applicant's revised plan will need to identify the material and height of the enclosure(s). 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 plan showing the east property line to be screened to a minimum of the "C" buffering combination according to Table 18.745.2 of the Tigard Development Code. The trash enclosure will need to be relocated on the plans in order to provide adequate area for the buffer area. In addition, the applicant will be required to plant all trees within the buffer and landscaped areas at a minimum 21/2 -inch caliper. • Submit a revised site plan that identifies the material and height of the trash enclosure(s). NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 14 OF 28 Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is accessed from the parking lot and is visible in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted a detail of the trash enclosure or refuse container. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 15 OF 28 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 any proposed building entrance is 150 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: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the Iarger(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 as the peak hours of operation are anticipated to be identical for each building. However, a portion of the required parking for Phase II will be constructed on the Phase I parcel. Cross easements will, therefore, be required. 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. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 16 OF 28 The proposed parking lot associated with both phases of the office building development has a total of 40 parking spaces. Therefore, the applicant will be required to reserve 5 percent (2 spaces) of the proposed parking for carpool/vanpool parking. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 40 parking spaces, therefore, two (2) van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show four (4) ADA spaces that will be 9.5 feet wide with an 8-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and there are no drop off edges that require barriers. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The compact spaces will need to be marked as will the interior drive need arrows showing direction of vehicular traffic. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel sto at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant is providing wheel stops in the form of curbing on all of the parking stalls, located three feet back from the front of the stalls. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 17 OF 28 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 9.5 feet by 18.5 feet and 7.75 feet by 16.5 feet for compact spaces. The access aisle will be 25 feet wide. The applicant proposes that of the 40 parking spaces, 19 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 does not show any bicycle racks. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building will be required to provide 4 bicycle rack spaces for each phase for a total of 8 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 not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. 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 0.5 spaces per 1 ,000 square feet. Therefore, the proposed buildings will each be required to provide a 4-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 SDR2002-00002/ANDRUS OFFICE PAGE 18 OF 28 Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet. The building in Phase I is roposed to be 8,178 square feet, and for Phase II an additional 6,038 square feet will be added. Phase I will require 22 stalls for the proposed office use. The site plan parking tabulation indicates that 22 stalls will be provided now and the additional 2 in the future; however, the site plan shows 24 spaces and a partial parking space on the Phase I property with 5 spaces marked as "future stalls". Phase I will be required to construct 22 spaces prior to completion of the building. This means that the five parking spaces labeled as "future stalls" will have to be constructed prior to completion of the building. Phase II will require 16.3, rounded up to 17 stalls. The site plan shows 16 stalls for this phase. However, there is a surplus of parking remaining from Phase I that can be applied to Phase II, provided the applicant submits a parking easement for the additional required space. Previously in this decision, it was noted that the location of the trash enclosure may not meet the standards for buffering and may have to be located in one of the parking stalls. If this is the case then a parking easement for two stalls shall be provided. 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: • The applicant/owner shall construct the required 22 stalls prior to final occupancy of the building on Phase I. • The applicant/owner shall provide a parking easement agreement from Phase I for the balance of the 17 required parking spaces that are not constructed on Phase II. These spaces are in addition to those required for Phase I. • The applicant/owner shall reserve 5 percent (1 space for each phase) of the proposed parking for carpool/vanpool parking as close to the buildings as practicable, with the exception of disabled parking. The spaces shall be clearly labeled. • The compact parking spaces shall be marked as "compact" or with a large "C". The access drive shall be marked with directional arrows and necessary crosswalk striping for the interior walkway connection between the two buildings. • The applicant/owner shall submit a revised site plan that shows 4 bicycle rack spaces for each phase for a total of 8 spaces. The racks shall be located where they are visible from the buildings and/or street. The bicycle racks shall be installed prior to occupancy of each phase. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 19 OF 28 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 but has not supplied an arborist report addressing protection measures for the trees to be retained. Since no assessment has been prepared regarding the condition of the trees, it cannot be determined whether any of the trees are considered as dead, dying, diseased, or dangerous. Therefore, all trees greater than 12 inches diameter will be considered for the purposes of calculating mitigation requirements. There are 11 trees greater than 12-inch diameter on site, and of those, 5 are proposed for removal for a total of 82 caliper inches. Removal of between 25 and 50% of the total trees on site requires that 50% of the total caliper inches be mitigated. Therefore, the applicant will be required to mitigate for 41 inches. FINDING: Because the applicant has not provided a tree removal and protection plan by a certified arborist, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit tree protection plan prepared by a certified arborist and mitigation plan that accounts for 50% of the total caliper inches to be removed. 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. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: NOTICE OF TYPE H DECISION SDR2002-00002/ANDRUS OFFICE PAGE 20 OF 28 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building has a 7-foot buffer from the nearest adjoining property, thus, providing adequate light and air circulation. The Building Division has made fire-fighting considerations later in this decision. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; E. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and 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 not shown or described on the applicant's lans. The applicant will need to submit revised site or elevation plans that show light fixtures for the parking lots and walkway areas. FINDING: If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a detailed lighting plan for the exterior of the building. 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. FINDING: Based on the analysis above, this standard is satisfied. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 21 OF 28 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW north of the centerline, according to the most recent tax assessor's map. The applicant's plan shows an additional dedication of 5 feet. However, this is not required since 30 feet already exists north of the centerline. The applicant may modify their plan to eliminate the additional dedication. SW Beveland Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The applicant's plans show that they will make this improvement as a part of their project. 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 in SW Beveland Street, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line that was recently extended in Beveland Street. The new line is approved and ready for service. The applicant's plans show they will serve the two new buildings with two laterals provided with the sewer main extension. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 22 OF 28 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 an existing drainageway along the north side of this property. Surface water runoff enters this site via an open channel and continues flowing westerly across the adjacent parcel (Shaw Development) and eventually enters the public pipe system in 72nd Avenue. The applicant's plans for this site do not affect the existing open channel and will not impede the flow of the channel. 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. All runoff from this development will be detained onsite in a detention pipe and will be conveyed to the south where it will tie into the existing public system in Beveland Street. The detention pipe is adequately sized to handle the flows from this development. 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. Beveland Street is not designated as a bikeway. Therefore, this section does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. 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. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 23 OF 28 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are 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 foof of street frontage that contains the overhead lines. The frontage along this site is 202 lineal feet; therefore, the fee would be $5,555.00. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was submitted by Lancaster Engineering with the original application dated January 10, 2002; however, this report only assessed the traffic from the proposed Phase I office building. A revised report, dated March 15, 2002 was submitted to address the cumulative impacts from both Phases. Lancaster analyzed two key intersections: • SW 72nd 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 b @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 Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 24 OF 28 Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that tais project will generate approximately 7 PM peak hour trips to the intersection of SW 72n Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 1,852 vehicles, the project impact is 0.38%. Therefore, based on simple proportions, the project contribution to this intersection is $6,909.00. Likewise, the Lancaster report shows that the project will generate approximately 3 PM peak hour trips at the intersection of SW 68` Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 1,914 vehicles. The impact from this development is approximately 0.16%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $2,133.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line located in SW Beveland Street. The applicant will need to coordinate with TVWD with regard to service for the new building. 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. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has shown that they can treat the net new impervious surface runoff with two Stormfilter Catch Basin units manufactured by Stormwater Management. These units have proven effective at meeting the Phosphorus removal standard of CWS. The preliminary sizing calculations provided by the applicant's engineer show that two of these units will be sufficient for this development. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed units from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the units. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 25 OF 28 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. A grading plan will be required as a part of the construction plan submittal. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Jrban 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. 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 $25,254 for Phase I and $18,187 for Phase II 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 $78,918 ($25,254 divided by .32) for Phase I and $56,834 ($18,187 divided by .32) for Phase II for a total impact of $135,752. 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 $92,311. The applicant has proposed to construct half street improvements along SW Beveland Street since this is the frontage they are obtaining access NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 26 OF 28 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: 1/2 Street Improvement $40,400 (202 feet x $200 per linear foot) Signalization 9,042 ($6,909+$2,133) TOTAL $49,442 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 Building Division has reviewed the proposal and offered the following comment: • This project should not be phased in the site work because of drainage and utility work sharing a common drive. We can have two buildings that are phased on separate permits, but all of the site work should be one permit and one project. The City of Tigard Public Works Department has reviewed the proposal has no objections to it. The City of Tigard Police Department has reviewed the proposal and offered the following comment: • Request detailed lighting plan for exterior. The City of Tigard Water Department has reviewed the proposal and found that the project is outside their service area and in TVWD jurisdiction. The City of Tigard Urban Forester has reviewed the proposal and offered the following comment: • Arborist report required. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and offered the following comments: • Final construction plans to comply with R&O 00-7 for public storm, public sanitary, water quality, and water quantity. • Service Provider Letter #340 dated December 10, 2001 must be complied with. • No construction to commence until CWS has authorized issuance of the storm water connection permit. Tualatin Valley Water District has reviewed the proposal and offered the following comments: • Note size of DCDA vault is 5 feet x 7 feet. This may be tight fit between proposed property line and buildings at location shown. NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 27 OF 28 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 MAY 10, 2002 AND BECOMES EFFECTIVE ON MAY 25, 2002 UNLESS AN APPEAL IS FILED. App 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 MAY 24, 2002. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. May 10, 2002 PR PARE BY: Morgan racy DATE Associate Planner is\curpin\morgan\workspace\sdr\sdr2002-00002(chem-dry)\sdr2002-00002 decision.doc NOTICE OF TYPE II DECISION SDR2002-00002/ANDRUS OFFICE PAGE 28 OF 28 CI Y o I • GEOGRAPHIC INFORMATION SYSTEM NM VICINITY MAP .1 w w Q ELMHURST ST SDR2002-00002 ca H ANDRUS OFFICE OO �..ERM Plaine' BUILDINGS FRANKLIN ST • � \ ST wimraiis BEVELAND ST iii _ Lu CNI Gp GONZAGA ST in 1.1 coo • ulcrmirra SW cn rla �tlEMGR DURHAM RD HAMPTON ST Tigard Area Map • 0 200 400 600 Feet 1"=404 feet OD City of Tigard ■■ 11111111111111• Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd NS ST –— Tigard,OR 9 (503)639-4171 http://www.ci.tigard.orus Community Development Plot date: Mar 19,2002;C:\magic\MAGIC03.APR PHASE > X P H A S E 2 7'-----:.....7r.—"m ti* ...0,;,...-- rari..- ! 00 - -MO.--III II-Wit ,,, , o --/ 411(illikfr grata oO n n n n � � � � � 5 I 0 n n r.e• 1 �� r /e 1 ,y i ---- -- :� - a I 0 ■ n I o r n O n . O O O lY� f ' �• n o - z e z i 0 A5 / N.. .u• I W.. cl Z --- \�\'`1 E .. o I a o ce- 4111;p _WTI I ! ; i " ttf AT Tit' 11 ,' I O WIRMI• L� � I I LL m ,_._ 1„. _ 1 ', 1, 1.41\ o • ON1= , • ,,,„ , 07i Ai, \, \v „. it 1 \:: _.\\J ' O Ilk ) 7 i , — ■,.\4i-, ips, gril ' 411111111 —-— — ——— —_ SW BEVELAND STREET CITY OF T I G ARD 1 SDR2002-00002 SITE PLAN N ANDRUS OFFICE BUILDINGS (Map is not to scale) t: Peter Magaro SDR2002-00002 10570 SW Citation Drive ANDRUS OFFICE BUILDINGS Beaverton, OR 97008 Michael Andrus 7155 SW Beveland Tigard, OR 97223 William F. Hoelscher, Esq. Hoelscher & Associates, P.C. 13425 SW 72nd Avenue Tigard, OR 97223-8030 :a-4,i AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping Better Community I, P-atncia L. Lunford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard;Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2002-00002/ANDRUS OFFICE BUILDING ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"8', and by reference made a part hereof, on May 10,2002, and deposited in the United States Mail on May 10,2002, postage prepaid. due( k- - , iv& (Person that Prepared Notice) _/' L SV4 E OAF o Gow ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the 3/ S� day of �� 1 , 2002. ,r.n OFFICIAL SEAL / h.5�..., DIANE M JELDERKS `..-.4,' NOTARY PUBLIC-OREGON / , / COMMISSION NO.326578 NOTARY PUBLIC 0 I ' ! f MY COMMISSION EXPIRES SEPT.07,2003 My Commission Expires: 9/7 v.3 £XHJ>'_ IT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00002 " !'' CITY OF TIGARD Community Development ANDRUS OFFICE BUILDING Better Community 120 DAYS = 7/17/2002 SECTION I. APPLICATION SUMMARY FILE NAME: ANDRUS OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2002-00002 PROPOSAL: The applicant is requesting Site Development Review for construction of 14,216 square feet of office space in two phases. Phase One will include construction of a parking area and street improvements to serve a proposed 8,178 square foot office building. Phase Two will be developed on the abutting property and will consist of a parking area and 6,038 square foot office building. APPLICANT\ Michael Andrus APPLICANT'S Peter Magaro OWNER: 7155 SW Beveland Street REP: 10570 SW Citation Drive Tigard, OR 97223 Beaverton, OR 97008 LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB Tax Lots, 02100 and 2201 . 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, 18.390, 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 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 ;ate 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 1S FINAL ON MAY 10, 2002 AND BECOMES EFFECTIVE ON MAY 25, 2002 UNLESS AN APPEAL IS FILED. Ape�al: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 24, 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. - - -- - I WNW CITY of TIGARD,1. - ■ I VICINITY MAP WI•"�liFsill. SDR2002-00002 rl 1■■■ .... ANDRUS OFFICE pi ■■■■■ la, ■ BUILDINGS 21 UMW ill." WHIMisiiii wil.,\ .T: till Irk\ 10111/111 A NW 116I■ Vial Ciry of TipN Imo' 4L111111_ ”W......WU WI Mal NM ...... 3 ,g C) ior - wiremoimpar, i ...,'" --iii\s„. L, ...< .._, . p) IV 0 irovir 4.. _ 7 _ ,4_ , , , . IhdorA 4f41;—. — rii) 3> :7LiIt:;!:j/. ,� � �i l f m `-- �iN a° 1I X 4 .�%///.l •• ,. r . j .._ Widlit ___ . _ LOit:A T _'YI i :,„ 4,,.Y/ ® O 0 � ,T �� !II•I I a/G . g / L - - - , "`a.ti Z I CITY OF TIGARD PLANNING DIVISION 0 SOQ090"c 2S101AB-02201 2S101AB-00400 EMIR II ANDRUS MICHAEL R& DITTER MARK W ANDRUS NANCY A PRISCILLA A 7155 SW BEVELAND ST 7070 SW ELMHURST ST TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-02100 25101 AB-02707 ANDRUS MICHAEL RYAN EAGLE HARDWARE&GARDEN INC 7155 SW BEVELAND ST ATTN:TAX DEPT(TA3) PORTLAND,OR 97223 PO BOX 1111 NORTH WILKESBORO,NC 28656 2S101AB-01100 2S101AB-02705 BAUER DANIEL E& EA HARDW &GARDEN INC BAUER BARBARA G ATTN: T(TA3) 12335 SW 72ND AVE PO B 1 1 PORTLAND,OR 97223 TH WILK BORO,NC 28656 25101AB-01200 2S101AB-02706 BAUER DANIEL E&BARBARA E• . E HARP ARE&GARDEN INC 7275 SW HERMOSO ATTN. DEPT(TA3) TIGARD,OR 97223 PO e• • 1 •RTH WILK BORO,NC 28656 2S 101 AB-02000 25101 AC-00100 BERMAN JOHN M& ETZEL DAVID M&NADINE M SUMMERS MICHAEL L 13400 SW DOE LN 7175 SW BEVELAND RD#210 TIGARD,OR 97223 TIGARD,OR 97223 25101 AB-01800 2S 101 AB-00601 BOEHM GENE G BEATRICE G FALL FUN PROPERTIES LLC 7380 SW HERMOSA WAY 7130 SW ELMHURST ST TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-02300 2S 101 AB-01602 BOLON DEAN N GIBSON KLAUS P&CORNELIA 4022 NE LADDINGTON CT 10904 SW PARKWOOD CT PORTLAND,OR 97232 WILSONVILLE,OR 97070 2S101AB-02200 2S101AC-01000 CASEY EDWARD L JR&JOANNE F GIESZLER JACOB F 7085 SW BEVELAND RD 18206 SW FALLATIN LOOP PORTLAND,OR 97223 ALOHA,OR 97007 2S101AC-00200 2S101AB-00600 DAVIS SHIRLEY A GUILLEUX FEMY 7020 SW GONZAGA 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S 101 AB-00500 25101 AB-00900 DESSERT R MICHAEL AND HAMPTON PARK LLC B RITA BY WEST COAST MORTGAGE 2834 NE 32ND AVE 5837 JEAN RD PORTLAND,OR 97212 LAKE OSWEGO,OR 97035 • • 2S101AB-01000 2S101AD-02800 • HA TON P K LLC MORTON DON R AND CYNTHIA SUE BY W OAST MORTGAGE BY MAIL MEMONDAY-N JOHANNE 5837 A D 3109 NE BROADWAY E OSWEGO,OR 97035 PORTLAND,OR 97232 2S 101 AB-00800 2S101 AA-09600 HA ON P RK LLC PEIRCE STEPHEN W& BY WE OAST MORTGAGE PEIRCE LYNN L 5837 AN 12560 SW 70TH E OSWEGO,OR 97035 TIGARD,OR 97223 2S101AB-00801 2S101AB-01401 HA TON P RK LLC PHILLIPS JASON E/CAROLYN L BY W COAST MORTGAGE 7355 SW HERMOSO WAY 5837 RD TIGARD,OR 97223 LA E OS GO,OR 97035 2S101AB-01603 2S101AA-09108 HARLAN BRIAN&MAI R&D PROPERTY DEVELOPMENT LLC 7270 SW HERMOSO WAY 12559 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-00700 2S 101 AC-00900 HERAS MIGUEL RAMON ROCKY MOUNTAIN LAND LLC ELAINE C 12540 SW 68TH PKWY STE B 12280 SW 72ND AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 101 AB-00303 2S 101 AC-00700 HUNT CLAYTON R ROGERS ROY R 7040 SW ELMHURST ST 14429 SW AYNSLEY WAY TIGARD,OR 97223 TIGARD,OR 97224 2S101AB-02400 2S101AC-00800 LANFARM LLC RO RS Y R 16869 SW 65TH AVE STE 166 1442 AYNSLEY WAY LAKE OSWEGO,OR 97035 T ARD,0 97224 2S 101 AB-01300 25 101 AC-00600 LAURENS MICHAEL F ROTH JACOB T JR&THERESA A 61415 ROCK BLUFF LN 12600 SW 72ND AVE BEND,OR 97702 TIGARD,OR 97223 2S101BA-00401 2S101AB-02500 MARTIN GORDON R&SHEILA SHIM STEVE S&JANET H 12265 SW 72ND 14347 SW KOVEN CT TIGARD,OR 97223 TIGARD,OR 97224 2S101AD-02700 2S101AB-01606 MCCROSKEY JOHN B SLOAN DAVID MARTIN 1380 MORNING SKY CT SLOAN KAREN MARIE LAKE OSWEGO,OR 97034 7355 SW BEVELAND RD TIGARD,OR 97223 2S 101 AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD,OR 97223 2S 101 AA-03800 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN: GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 2S 101 AA-09100 TI RD CORPO' •TE CENTER LTD P• 'TNE' .•IP ATTN:G'4 • SPECHT 15400 ILLIKt1 WAY :•AVERTON,OR 97006 2S101AC-01900 WASHINGTON COUNTY SCHOOL DISTRICT NO. 23 6960 SW SANDBURG ST TIGARD,OR 97223 2S101AC-00400 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 97223 2S101AC-00300 '•VER HAELD&GAILB 7075 •••" GONZAGA ST TIGARD, • 97223 2S101AB-01900 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND,OR 97223 2S101AB-01601 WHITNEY EUGENE P PATRICIA M 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-02800 ZEEK VELMA EDWARDS 7060 SW BEVELAND 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 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED 74 (500') w Q _______ ELMHURST 11111/1:: FOR: SDR2002-00002 a�era.we Faisal "'"41pN n'""""111M"3" RE: 7115 & 7155 Beveland r F- 1ERMOS5—'wills co_____ ss•+anan i 16111111111111111111 Property owner information is valid for 3 months from a imafistir, n the date printed on this map. FRA Ille Ian c r NISIIMINI v ill,BEVELAND IllallajlIllmjeiT „,.�.. \` ,,.�.. aartr..a BEVELAND ST ew.awaa imams ill salmis ISIMINSSIS 0 • ISMINIMS Z 111W111611111 nteaeee>re N GONZAGA ST o 100 200 300 400 Feet E:1111 t"=273 feet 111M U scossot nIUacaWRR n*Y6eNM ss aeaRee 1 4' .,ll ,m' a \ City of Tigard SIN - Mill Information on this map Is for general location only and should be verified with the Development Services Division. HAMPTON 13125 SW Hall Blvd Tigard,OR 97223 (503)539-4171 \ httpl/www.la.tigani.or.us Community Development Plot date: Mar 19,2002;C:Magic\MAGIC03.APR 2S101AB-02201 2S101AB-00400 ANDRUS MICHAEL R& DITTER MARK W ANDRUS NANCY A PRISCILLA A 7155 SW BEVELAND ST 7070 SW ELMHURST ST TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02100 2S101AB-02707 ANDRUS MICHAEL RYAN EAGLE HARDWARE&GARDEN INC 7155 SW BEVELAND ST ATTN:TAX DEPT(TA3) PORTLAND,OR 97223 PO BOX 1111 NORTH WILKESBORO, NC 28656 2S101AB-01100 2S101AB-02705 BAUER DANIEL E& EAGLE HARDWARE&GARDEN INC BAUER BARBARA G ATTN:TAX DEPT(TA3) 12335 SW 72ND AVE PO BOX 1111 PORTLAND,OR 97223 NORTH WILKESBORO, NC 28656 2S101AB-01200 2S101AB-02706 BAUER DANIEL E& BARBARA EAGLE HARDWARE&GARDEN INC 7275 SW HERMOSO ATTN:TAX DEPT(TA3) TIGARD, OR 97223 PO BOX 1111 NORTH WILKESBORO, NC 28656 2S 101 AB-02000 2S 101 AC-00100 BERMAN JOHN M& ETZEL DAVID M&NADINE M SUMMERS MICHAEL L 13400 SW DOE LN 7175 SW BEVELAND RD#210 TIGARD,OR 97223 TIGARD, OR 97223 25101AB-01800 2S101AB-00601 BOEHM GENE G BEATRICE G FALL FUN PROPERTIES LLC 7380 SW HERMOSA WAY 7130 SW ELMHURST ST TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02300 2S101AB-01602 BOLON DEAN N GIBSON KLAUS P&CORNELIA 4022 NE LADDINGTON CT 10904 SW PARKWOOD CT PORTLAND,OR 97232 WILSONVILLE,OR 97070 2S 101 AB-02200 2S 101 AC-01000 CASEY EDWARD L JR&JOANNE F GIESZLER JACOB F 7085 SW BEVELAND RD 18206 SW FALLATIN LOOP PORTLAND,OR 97223 ALOHA,OR 97007 2S101AC-00200 2S101AB-00600 DAVIS SHIRLEY A GUILLEUX FEMY 7020 SW GONZAGA 18200 DAVIS ST TIGARD, OR 97223 SANDY,OR 97055 2S101AB-00500 2S101AB-00900 DESSERT R MICHAEL AND HAMPTON PARK LLC B RITA BY WEST COAST MORTGAGE 2834 NE 32ND AVE 5837 JEAN RD PORTLAND,OR 97212 LAKE OSWEGO,OR 97035 2S 101 AB-01000 2S 101 AD-02800 HAMPTON PARK LLC MORTON DON R AND CYNTHIA SUE BY WEST COAST MORTGAGE BY MAIL MEMONDAY-N JOHANNE 5837 JEAN RD 3109 NE BROADWAY LAKE OSWEGO,OR 97035 PORTLAND,OR 97232 2S 101 AB-00800 2S 101 AA-09600 HAMPTON PARK LLC PEIRCE STEPHEN W& BY WEST COAST MORTGAGE PEIRCE LYNN L 5837 JEAN RD 12560 SW 70TH LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 101 AB-00801 2S 101 AB-01401 HAMPTON PARK LLC PHILLIPS JASON E/CAROLYN L BY WEST COAST MORTGAGE 7355 SW HERMOSO WAY 5837 JEAN RD TIGARD,OR 97223 LAKE OSWEGO, OR 97035 2S 101 AB-01603 2S 101 AA-09108 HARLAN BRIAN&MAI R&D PROPERTY DEVELOPMENT LLC 7270 SW HERMOSO WAY 12559 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-00700 2S 101 AC-00900 HERAS MIGUEL RAMON ROCKY MOUNTAIN LAND LLC ELAINE C 12540 SW 68TH PKWY STE B 12280 SW 72ND AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 101 AB-00303 2S1 01 AC-00700 HUNT CLAYTON R ROGERS ROY R 7040 SW ELMHURST ST 14429 SW AYNSLEY WAY TIGARD,OR 97223 TIGARD,OR 97224 2S1 01 AB-02400 2S 101 AC-00800 LANFARM LLC ROGERS ROY R 16869 SW 65TH AVE STE 166 14429 SW AYNSLEY WAY LAKE OSWEGO,OR 97035 TIGARD,OR 97224 2S 101 AB-01300 2S 101 AC-00600 LAURENS MICHAEL F ROTH JACOB T JR&THERESA A 61415 ROCK BLUFF LN 12600 SW 72ND AVE BEND, OR 97702 TIGARD,OR 97223 2S 101 BA-00401 2S 101 AB-02500 MARTIN GORDON R&SHEILA SHIM STEVE S&JANET H 12265 SW 72ND 14347 SW KOVEN CT TIGARD,OR 97223 TIGARD,OR 97224 2S 101 AD-02700 2S 101 AB-01606 MCCROSKEY JOHN B SLOAN DAVID MARTIN 1380 MORNING SKY CT SLOAN KAREN MARIE LAKE OSWEGO,OR 97034 7355 SW BEVELAND RD TIGARD,OR 97223 . ., 25101AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD, OR 97223 25101AA-03800 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN: GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 2S101AA-09100 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN: GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 2 S 101 AC-01900 WASHINGTON COUNTY SCHOOL DISTRICT NO.23 6960 SW SANDBURG ST TIGARD,OR 97223 2S 101 AC-00400 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD, OR 97223 2S1 01 AC-00300 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD, OR 97223 2S101AB-01900 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND,OR 97223 25101AB-01601 WHITNEY EUGENE P PATRICIA M 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-02800 ZEEK VELMA EDWARDS 7060 SW BEVELAND 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 CITY of TI A- 0 GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') w. FOR: Michael Andrus Q _ ELMHURST RE: Mailing Labels Immo i=<, 111N 1155 SW Beveland (2S I 0 I AB, 02100) r H CO Audi Property owner information is valid for 3 months from the date printed on this map. Cr41 ::_ FRA ., 4. :.,,ii BEVELAND tiT !. •1 MUMS, Milli 111 III BEVELAND ST I \frov. 2$111W2e11 mmunaE ri111ACE11M II I A Z N CV mnma111 'mumps. ,111w1, N-• GONZAGA ST 0 100 200 300 400 Feet 7 I 1"=274 feet ISW101a111 Hammes 2111116111111111 staf1C1II11 moms 4' LU i tt City of Tigard S,`, - Information on this map is for general location only and \ VV should be verified with the Development Services Division. 13125 SW Hall Blvd HAMPTON Tigard,OR 97223 (503)639-4171 http://www.ci.tigard.or.us Community Development Plot date:Nov 21,2001;C:\magic\MAGIC03.APR 2S101AB-02201 23101AB-00400 ANDRUS MICHAEL R& DITTER MARK W ANDRUS NANCY A PRISCILLA A 7155 SW BEVELAND ST 7070 SW ELMHURST ST TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02100 2S101AB-02705 ANDRUS MICHAEL RYAN EAGLE HARDWARE&GARDEN INC 7155 SW BEVELAND ST ATTN:TAX DEPT(TA3) PORTLAND,OR 97223 PO BOX 1111 NORTH WILKESBORO, NC 28656 2S101AB-01100 101AB-02706 BAUER DANIEL E& EA‘ E HARDW•'E&GARDEN INC BAUER BARBARA G ATTN: - : PT(TA3) 12335 SW 72ND AVE PO :: 111 PORTLAND,OR 97223 •RTH WILKESBORO, NC 28656 2S 101 AB-01200 101 AB-02707 BAUER DANIEL E& BARBARA EAG HARDWA' &GARDEN INC 7275 SW HERMOSO ATTN:T• I (TA3) TIGARD,OR 97223 PO Be 111 .'TH WILKESBORO,NC 28656 2S 101 AB-02000 2$101 AC-01900 BERMAN JOHN M& EA HARDWARE&GARDEN INC SUMMERS MICHAEL L ATTN:T PT(TA3) 7175 SW BEVELAND RD#210 PO B 111 TIGARD,OR 97223 N RTH WILKES 0, NC 28656 2S101AB-01800 25101AC-00100 BOEHM GENE G BEATRICE G ETZEL DAVID M&NADINE M 7380 SW HERMOSA WAY 13400 SW DOE LN TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02300 2S101AB-00601 BOLON DEAN N FALL FUN PROPERTIES LLC 4022 NE LADDINGTON CT 7130 SW ELMHURST ST PORTLAND,OR 97232 TIGARD,OR 97223 2S101AB-02200 2S101AB-01602 CASEY EDWARD L JR&JOANNE F GIBSON KLAUS P&CORNELIA 7085 SW BEVELAND RD 10904 SW PARKWOOD CT PORTLAND,OR 97223 WILSONVILLE,OR 97070 2S 101 AC-00200 2S 101 AC-01000 DAVIS SHIRLEY A GIESZLER JACOB F 7020 SW GONZAGA 18206 SW FALLATIN LOOP TIGARD, OR 97223 ALOHA,OR 97007 2S101AB-00500 2S101AB-00900 DESSERT R MICHAEL AND HAMPTON PARK LLC B RITA BY WEST COAST MORTGAGE 2834 NE 32ND AVE 5837 JEAN RD PORTLAND,OR 97212 LAKE OSWEGO,OR 97035 2S 101 AB-01000 2S 101 AD-02700 H TON P LLC MCCROSKEY JOHN B BY WE AST MORTGAGE 1380 MORNING SKY CT 5837 AN R LAKE OSWEGO,OR 97034 LA'RE OSWEGO,OR 97035 2S 101 AB-00800 2S 101 AA-09600 PTON P• K LLC PEIRCE STEPHEN W& BY W OAST MORTGAGE PEIRCE LYNN L 583 AN •: 12560 SW 70TH •KE OSWEGO,OR 97035 TIGARD,OR 97223 101AB-00801 2S101AB-01401 HA" "TON P•' LLC PHILLIPS JASON E/CAROLYN L BY WES•_•AST MORTGAGE 7355 SW HERMOSO WAY 5837 . AN RD TIGARD,OR 97223 - E OSWEGO,OR 97035 2S101AB-01603 2S101AC-00900 HARLAN BRIAN&MAI ROCKY MOUNTAIN LAND LLC 7270 SW HERMOSO WAY 12540 SW 68TH PKWY STE B TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-00700 2S101AC-00700 HERAS MIGUEL RAMON ROGERS ROY R ELAINE C 14429 SW AYNSLEY WAY 12280 SW 72ND AVE TIGARD,OR 97224 TIGARD,OR 97223 2S 101 AB-00303 2S 101 AC-008$0 HUNT CLAYTON R RO - -OY R 9650 SW MURDOCK 144 • SLEY WAY TIGARD, OR 97224 T ARD,OR 97224 2S101A8-00600 2S101AC-00600 KRISWANDI FEMY ROTH JACOB T JR&THERESA A 12260 SW 72ND AVE 12600 SW 72ND AVE TIGARD, OR 97223 TIGARD,OR 97223 2S101 AB-02400 2S 101 AB-02500 LANFARM LLC SHIM STEVE S&JANET H 16869 SW 65TH AVE STE 166 14347 SW KOVEN CT LAKE OSWEGO, OR 97035 TIGARD,OR 97224 2S101AB-01300 2S101AB-01606 LAURENS MICHAEL F SLOAN DAVID MARTIN 61415 ROCK BLUFF LN SLOAN KAREN MARIE BEND,OR 97702 7355 SW BEVELAND RD TIGARD,OR 97223 2S 101 BA-00401 2S101AB-01604 MARTIN GORDON R&SHEILA STOBER LOUIE A&JESSIE L 12265 SW 72ND 7305 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S1p1gq-0 3800 ri qPAR N R RATE CENT ER N. GREG HiP s P ECH r 5400 Mlll K N WAY Q EAVERr GN, OR 97006 10144-08/00 7- LTD Rr ORPORq AN:�N: NE:: lP ENTER 1 ,, MILL G SPECHT VERTON N WAY W104c 004O0 R 97006 . X07 : . D 5 G. E l & ARD, OR 97.3q ST GAIL 2S101AC -003o0 WEAVER M/CH T/GARS OR 9742 q ST GAIL B 3 2S10148-0l WHirEr 9 1246 HORN ll PORTLA D,OR 72• 23 267p/AB 160/ WHITNEY PATRICIAMVGENEP 7340 SW T/GARD R 972 3q WY 261048-02800 EK VELMA TlGgR OR FIAND ROg 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: November 1, 2001 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ,,, .1l2 PLANNING DIVISION CRY OF TIGARD Community(Development 13125 SW HALL BOULEVARD Shaping f7 Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-684-7191(Attn: Patty or Shirley/Planning) TtJIUE$J [EkIJII i00- '00 I ' flu ' I W R AIUNG.TR IEfl 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 ooloo) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): 7/S (Ai ge-U0a00,1 )1c�,� obi 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 t hat meeting,you should request 3 sets) NAME OF CONTACT PERSON: 7)*GI Cc.ti..0 di /ms PHONE: SG3 -Ga`/( - 77‘(,) 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 .YS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: • $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. * EXAMPLE* * * COST FOR THIS REQUEST * * 4 sheets of labels x $2/sheet = $8.00 x 2 sets _ $16.00 _ sheet(s) of labels x $2/sheet = $ x .s is = — 2 sheets of labels x $2/sheet for CIT area x sets = $ 4.00 sheet(s) of labels x $2/sheet'fforr CIT area $ x, sets GENERATE LIST = $_LL00 /„c,7 GENERATE LIST = $ TOTAL = $31.00 Y! TOTAL = $.-•• I SITE DEVELOPMENT REVIEW "'�� ''`� TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 PeErDaD9 - ©0C1 7� GENERAL INFORMATION PRE-APP. HELD WITH: • w DATE OF PRE-APP.: ' Z WIN Property Address/Location(s): 7/55 f 7//5" S) 8evd#4 FOR STAFF USE ONLY Tax Map & Tax Lot#(s):,.2 S M f78 0200 Gno l Case No.(s): , D12,. p, --MOWN Other Case No.(s): 1 I r I :� i �/,� Receipt No.:aj- of Site Size: l� ,p h ail n n (� Application- rcce ted By: Applicant*: I C V 1 t-i 1` l�Ad �S Date: .fQ nar- Address: 7I55Sou h&iI �- �, - Ar n J. Date Determined Complete: City/State: l c2/' J f Zip: Y 7. 3 J Rev.8/21/2001 iskurpin\mastersVevised\sdra.doc Primary Contact: p),4-� Phone: cO (, "I 77((, Fax: 1d --0 r "(0 REQUIRED SUBMITTAL ELEMENTS Property Owne /Deed Ider(s)*: ttach ist if more than one) (Note: applications will not be accepted 0/ f C, n / /V5 without the required submittal elements) /y� (/j �x.� /� Address: .715-C S� 6e ry"4 Phone:(CPiLLI ` 7)66 [Jf Application Form City/State: 1'1, Q.na _ Zip: Vit113 E '/Owner's Signature/Written Authorization 12/--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) Gir Site/Plot Plan must sign this application in the space provided on the back of this (#of copies based on pre-app check list) form or submit a written authorization with this application. 0,,Site/Plot Plan (reduced 8'/2"x 11") PROPOSAL SUMMARY j ' Applicant's Statement (#of copies based on pre-app check list) The owners of record of the subject property request Site � Da CWS Sewer Use Information Card Development Review ap royal to allow(please be specific); `�`° (Distributed/completed at application submittal) U� �— Ice_ ���"� �✓CWS Service Provider Letter . ° 9 "lag (/,;.2 Sets of Pre-Addressed/Pre-Stamped•�1.J ��' rte, #10 Envelopes & Copy of 500' Property ��C� Owner List Generated by the City J !Y./Neighborhood Mtg. Affidavits & Notes (.Filing Fee: (Under$100,000) $ 800.00 ($100,000-$999,999) $1,600.00 ($1 Million&Over) $1,780.00 i (+$51$10,000 over the first million) Urban: (See Washington County fee schedule) 1 0 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • 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 l V day of ,20 Owner's Signat re Owner's Signature Owner's Signature Owner's Signature 2 Form No.881 -Oregon Trust Deed Series-Trust Deed. After recording return to: TRUST DEED Donald L. Schechla 21885 SW Scholls Ferry Rd. Sherwood, OR 97140 THIS TR UST DEED, made this day of J u t1 C , 19 9 4 , between MICHAEL RYAN ANDRUS as Grantor, First American Title Insurance Co. , as Trustee, and DONALD L. SCHECHLA and LUCILLE Y. SCHECHLA, as Trustee of the DONALD L. SCHECHLA TRUST executed the 14 day of February, 1994, as to an undivided 1/2 interest and ** as Beneficiary, WITNESSETH: Grantor irrevocably grants, bargains, sells, and conveys to trustee in trust, with power of sale, the property in Washington County, Oregon, described as: Lot 3, BEVELAND, in the City of Tigard, County of Washington and State of Oregon. EXCEPTING THEREFROM the East 42 feet. **LUCILLE Y. SCHECHLA and DONALD L. SCHECHLA, as Trustee of the LUCILLE Y. SCHECHLA TRUST, executed the 14 day of February, 1994, as to an undivided 1/2 interest together with all and singular the tenements, hereditaments and appurtenances and all other rights thereunto belonging or in anywise now or hereafter appertaining, and the rents, issues and profits thereof and all fixtures now or hereafter attached to or used in connection with said real estate. FOR THE PURPOSE OF SECURING PERFORMANCE of each agreement of grantor herein contained and payment of the sum of ONE HUNDRED THOUSAND DOLLARS AND NO/100 Dollars,with interest thereon according to the terms of a promissory note of even date herewith,payable to beneficiary or order and made by grantor,the final payment of principal and interest hereof,if not sooner paid,to be due and payable June 1999 The date of maturity of the debt secured by this instrument is the date,stated above,on which the final installment of said note becomes due and payable. In the event the within described property,or any part thereof,or any interest therein is sold,agreed to be sold,conveyed,assigned or alienated by the grantor without first having obtained the written consent or approval of the beneficiary, then, at the beneficiary's option, all obligations secured by this instrument,irrespective of the maturity dates expressed therein,or herein,shall become immediately due and payable. To protect the security of this trust deed,grantor agrees: beneficiary may, at its option, make payment thereof, and the amount 1. To protect, preserve and maintain said property in good so paid,with interest at the rate set forth in the note secured hereby, condition and protect, not to remove maintain nt demolish op ty in g good together with the obligations described in paragraphs 6 and 7 of this improvement thereon; not to re commit ve or permit m any any building of said trust deed,shall be added to and become a part of the debt secured by property. this trust deed,without waiver of any rights arising from breach of any 2.To complete or restore promptly and in good and workmanlike of the covenants hereof and for such payments, with interest as manner any complete o restore improvement and good be kmke aforesaid, the property hereinbefore described, as well as the grantor, damaged n destroyed or improvement ved pay when due all costs constructed,incurred shall be bound to the same extent that they are bound for the payment therefor. of the obligation herein described, and all such payments shall be 3. To comply with all laws, ordinances, regulations, covenants, due and payable without notice, and the nonpayment co cenants, thereof shall, at the option of the beneficiary, render all sums secured conditions and restrictions affecting said property;regulations, if the beneficiary so requests,to join in executing such financing statements pursuant to the of this trust deed. immediately due and payable and constitute a breach deed Uniform Commercial Code as the beneficiary may require and to pay 6. To pay all costs, fees and expenses of this trust including the for filing same in the proper public office or offices,as well as the cost cost of title search as well as the other costs and expenses of the trustee of all lien searches made by filing officers or searching agencies as may incurred in connection with or in enforcing this obligation and trustee's be deemed desirable by the beneficiary. and attorney's fees actually incurred. 4. To provide and continuously maintain insurance on the build- 7. To appear in and defend any action or proceeding purporting ings now or hereafter erected on the said premises against loss or to affect the security rights or owers of beneficiary or trustee; and in damage by fire and such other hazards as the beneficiary may from p any suit, action or proceeding in which the beneficiary or trustee may time to time require,in an amount not less than $ insurable vfllurgppear, including any suit for the foreclosure of this deed, to pay all written in companies acceptable to the beneficiary,with loss payable to costs and expenses, including evidence of title and the beneficiary's or the latter; all policies of insurance shall be delivered to the beneficiary trustee's attorney's fees; the amount of attorney's fees mentioned in as soon as insured; if the grantor shall fail for any reason to procure this paragraph 7 in all cases shall be fixed by the trial court and in the any such insurance and to deliver said policies of the beneficiary at event of an appeal from any judgement or decree of the trial court, !c ,t if: . ee: ..y�prior to thc e;:p•ration c:any policy„f Insurance now grantor ,_urlhPf agrn^z to pa,, such silili as :..e appellate coup shall or hereafter placed on sale build`ngs, the uencficiary may procure the adjudge reasonable as the beneficiary's or trustee's attorney's fees on same at grantor's expense. The amount collected under any fire or such appeal. other insurance policy may be applied by beneficiary upon any It is mutually agreed that: indebtedness secured hereby and in such order as beneficiary may 8. In the event that any portion or all of said property shall be determine, or at option of beneficiary the entire amount so collected, taken under the right of eminent domain or condemnation,beneficiary or any part thereof, may be released to grantor. Such application or shall have the right, if it so elects, to require that all or any portion of release shall not cure or waive any default or notice of default the monies payable as compensation for such taking, which are in hereunder or invalidate any act done pursuant to such notice. excess of the amount required to pay all reasonable costs,expenses and 5. To keep said premises free from construction liens and to pay attorney's fees necessarily paid or incurred by grantor in such all taxes, assessments and other charges that may be levied or assessed proceedings, shall be paid to beneficiary and applied by it first upon upon or against said property before any part of such taxes, any reasonable costs and expenses and attorney's fees,both in the trial assessments and other charges become past due or delinquent and and appellate courts,necessarily paid or incurred by beneficiary in such promptly deliver receipts therefor to beneficiary; should the grantor proceedings, and the balance applied upon the indebtedness secured fail to make payment of any taxes, assessments, insurance premiums, hereby;and grantor agrees,at its own expense,to take such actions and liens or other charges payable by grantor, either by direct payment or execute such instruments as shall be necessary in obtaining such by providing beneficiary with funds with which to make such payment, compensation,promptly upon beneficiary's request. NOTE: The Trust Deed Act provides that the trustee hereunder must be either an attorney,who is an active member of the Oregon State Bar, a bank, trust company or savings and loan association authorized to do business under the laws of Oregon or the United States, a title insurance company authorized to insure title to real property of this state, it subsidiaries, affiliates, agents or branches,the United States or any agency thereof,or an escrow agent licensed under ORS 696.505 to 696.585. Page 1 of 3 • ' 9. At any time and from time to time upon written request of conducts the sale, the grantor or any other person so privileged by beneficiary, payment of its fees and presentation of this deed and the ORS 86.753, may cure the default or defaults. If the default consists of note for endorsement (in case of full reconveyances, for cancellation), a failure to pay,when due,sums secured by the trust deed,the default without affecting the liability of any person for the payment of the may be cured by paying the entire amount due at the time of the cure indebtedness, trustee may(a)consent to the making of any map or plat other than such portion as would not then be due had no default of said property, (b) join in granting any easement or creating any occurred. Any other default that is capable of being cured may be restriction thereon; (c) join in any subordination or other agreement cured by tendering the performance required under the obligation or affecting this deed or the lien or charge thereof; (d) reconvey,without trust deed.In any case,in addition to curing the default or defaults,the warranty, all or any part of the property. The grantee in any person effecting the cure shall pay to the beneficiary all costs and reconveyance may be described as the person or persons legally expenses actually incurred in enforcing the obligation of the trust deed entitled thereto", and the recitals therein of any matters or facts shall together with trustee's and attorney's fees not exceeding the amounts be conclusive proof of the truthfulness thereof. Trustee's fees for any provided by law. of the services mentioned in this paragraph shall be not less than$5. 14. Otherwise, the sale shall be held on the date and at the time 10.Upon any default by grantor hereunder,beneficiary may at any and place designated in the notice of sale or the time to which said sale time without notice, either in person, by agent or by a receiver to be may be postponed as provided by law. The trustee may sell said appointed by a court, and without regard to the adequacy of any property either in one parcel or in separate parcels and shall sell the security for the indebtedness hereby secured, enter upon and take parcel or parcels at auction to the highest bidder for cash, payable at possession of said property or any part thereof,in its own name sue or the time of sale.Trustee shall deliver to the purchaser its deed in form otherwise collect the rents, issues and profits, including those past due as required by law conveying the property so sold, but without any and unpaid, and apply the same, less costs and expenses of operation covenant or warranty, express or implied. The recitals in the deed of and collection, Including reasonable attorney's fees upon any any matters of fact shall be conclusive proof of the truthfulness indebtedness secured hereby, and in such order as beneficiary may thereof. Any person, excluding the trustee, but including the grantor determine. and beneficiary,may purchase at the sale. 11.The entering upon and taking possession of said property,the 15. When trustee sells pursuant to the powers provided herein, collection of such rents, issues and profits,or the proceeds of fire and trustee shall apply the proceeds of sale to payment of(1)the expenses other insurance policies or compensation or awards for any taking or of sale, including the compensation of the trustee and a reasonable damage of the property, and the application or release thereof as charge by trustee's attorney, (2) to the obligation secured by the trust aforesaid, shall not cure or waive any default or notice of default deed, (3) to all persons having recorded liens subsequent to the hereunder or invalidate any act done pursuant to such notice. interest of the trustee in the trust deed as their interests may appear in 12. Upon default by grantor in payment of any indebtedness the order of their priority and (4)the surplus, if any,to the grantor or secured hereby or in his performance of any agreement hereunder, to his successor in interest entitled to such surplus. time being of the essence with respect of such payment and/or 16. Beneficiary may from time to time appoint a successor or performance, the beneficiary may declare all sums secured hereby successors to any trustee named herein or to any successor trustee immediately due and payable. In such an event the beneficiary at his appointed hereunder. Upon such appointment,and without conveyance election may proceed to foreclose this trust deed in equity as a to the successor trustee, the latter shall be vested with all title,powers mortgage or direct the trustee to foreclose this trust deed by and duties conferred upon any trustee herein named or appointed advertisement and sale, or may direct the trustee to pursue any other hereunder. Each such appointment and substitution shall be made by right or remedy, either at law or in equity,which the beneficiary may written instrument executed by beneficiary, which, when recorded in have. In the event the beneficiary elects to foreclose by advertisement the mortgage records of the county or counties in which the property is and sale, the beneficiary or the trustee shall execute and cause to be situated, shall be conclusive proof of proper appointment of the recorded his written notice of default and his election to sell the said successor trustee. described real property to satisfy the obligation secured hereby 17. Trustee accepts this trust when this deed, duly executed and whereupon the trustee shall fix the time and place of sale, give notice acknowledged is made a public record as provided by law. Trustee is thereof as then required by law and proceed to foreclose this trust deed not obligated to notify any party hereto of pending sale under any in the manner provided in ORS 86.735 to 86.795. other deed of trust or of any action or proceeding in which grantor, 13.After the trustee has commenced foreclosure by advertisement beneficiary or trustee shall be a party unless such action or proceeding and sale,and at any time prior to 5 days before the date the trustee is brought by trustee. The grantor covenants and agrees to and with the beneficiary and those claiming under him, that he is lawfully seized in fee simple of said described real property and has a valid, unencumbered title thereto and that he will warrant and forever defend the same against all persons whomsoever. The grantor warrants that the proceeds of the loan represented by the above described note and this trust deed are: ( +gl WiriiihjU7 aikli aai tiiihi do riVIMI S6 iYel¢,X (v)foratrorganization,Steven if gurntvr:is-anatrzralp ers-onj-ure;far-business-orrammercialpurposes. This deed applies to, inures to the benefit of and binds all parties hereto, their heirs, legatees, devisees, administrators, executors, personal representatives, successors and assigns. The term beneficiary shall mean the holder and owner, including pledgee, of the contract secured hereby, whether or not named as a beneficiary herein. In construing this deed and whenever the context so requires, the masculine gender includes the feminine and the neuter, and the singular number includes the plural. IN WITNESS WHEREOF, said grantor has hereunto set his hand the day and year first above writ'1,en. 41)0T,1_,__1 ' 1 o Vii•, (�) Ni t.,. "IMPORTANT NOTICE: Delete, by lining out, whichever warranty (a) Michael Ryan Andr�s or (b) is not applicable; if warranty (a) is applicable and the beneficiary is a creditor as such word is defined in the Truth-In-Lending Act and Regulation Z, the beneficiary MUST comply with the Act and Regulation by making required disclosures; for this purpose use Stevens-Ness Form No. 1319, or equivalent. If compliances with the Act is not required, disregard this notice. Page 2 of 3 Until a change is requested all tax statements shall be sent to the following address: 7115 SW BEVELAND ST, PORTLAND, OR 97223 When Recorded Mail To: C APT1rL 0 CO. P 0 BOX 276477 SACRAMENTID,CA 95827-6477 916-486-8900 [Space Above This Line For Recording Data] Loan No: 96028 - Parcel ID No: R457375 DEED OF TRUST MIN: 1000327-0000096028-1 DEFINITIONS Words used in multiple sections of this document are defined below and other words are defined in Sections 3, 11, 13, 18, 20 and 21. Certain rules regarding the usage of words used in this document are also provided in Section 16. (A) "Security Instrument" means this document, which is dated DECEMBER 2 7, 2 0 0 0 together with all Riders to this document. (B) "Borrower" is MICHAEL R. ANCIla1S and R NC'Y A. MERLE, AS TENAMS BY VIE EIVITRETY • Borrower is the trustor under this Security Instrument. (C) "Lender" is CAPTIOL CayMERCE MDRT AGE CO., A CALIFORNIA CORPCRATTON Lender is a COMPANY organized and existing under the laws of California Lender's address is 3600 AMERICAN RIVER DRIVE SUITE' 150, SACRAMENTO, CA 95864 (D) "Trustee" is Oregon Title Insurance Company OREGON--Single Family--Fannie Mae/Freddie Mac UNIFORM INSTRUMENT with MERS Form 3038 1/01 DRAW.MERS.OR.CVL.DT.I.WPF(0101DOCS\DEEDS\CVL\OR_MERS.CVL) (page 1 of 14 pages) • OREGQNo I yLE VSURANcE COMPANY. • After Recording, Re rn to: : Mr. and Mrs. Andr s . ;7A-5" Q e l f • • Until a change is requested, tax statements . shall be sent to the following address: . SAME AS ABOVE .• .• STATUTORY V1WARRANTY DEED . (Indiylidual) . . . . . . . . . . . . . . . . . . . . (Above Space Reserved for Recorder's Use) Ronny E. Scrivner and Jill A. Scrivner, as tenants by the entirety conveys and warrants to Michael R. Andrus and Nancy A. Andrus, as tenants by the entirety the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein: The West 42 feet of Lot 2, and the East 42 feet of Lot 3, BEVELAND, in the City of Tigard, County of Washington and State of Oregon. Tax Account Number(s) : R457375 This property is free of encumbrances, EXCEPT: 1. Rights of tenants, as tenants only, in unrecorded leaseholds. The true consideration for this conveyance is $240,000.00 which is paid to an accommodator pursuant to an IRS (1031 exchange. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this day of January, 2001. Ronny E. Scrivner Jill A. Scrivner STATE OF OREGON, COUNTY OF Clackamas)ss. The foregoing instrument was acknowledged before me this day of January, 2001, by Ronny E. Scrivner and Jill A. Scrivner. 11 !. D a Notary Public for Oregon I: ; . ?.; �.' My Commission Expires: / Order No. : 873827w 1( 12414 V__j__--g2.d-A-44,-- ST' OF OREGON t SS C1 , of Washington f V i • I, Jerry '• ∎:1�.t^rQ-•, of Assess- ment and ►r.•�ca �. +� o County OREGON TITLE INSURANCE COMPANY. Clerk for ry •:'+°bl4 ;+� 2 =a , •- C that ,1 �( , division of Lawyers Title Insurance Corporation the wit a�`„ . �, � eceived rja 1 V? and re ` u II,' , !s ,'bt,r o-s i ,1.f said • county . „�, _'r it '` t is ;,:,.. After Recording, Return to: �►s. Mr. and Mrs. Andrus .. _ *" .°/ 7155 SW Beveland St : ti,�4' r : .* rector of Tigard, Oregon 97223 - \44 'o -A,axation,Ex- . . Ofki,6,.q046 lerk Until a change is requested, tax statements Doc : 2001001320 shall be sent to the following address: Rect.: 270010 262. 00 SAME AS ABOVE 01/08/2001 02: 14:53pm• • STATUTORY WARRANTY DEED . (Individual) . . . . . . . . . . . . . . (Above Space Reserved for Recorder's Use) Ronny E. Scrivner and Jill A. Scrivner, as tenants by the entirety conveys and warrants to Michael R. Andrus and Nancy A. Andrus, as tenants by the entirety the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein: The West 42 feet of Lot 2, and the East 42 feet of Lot 3, BEVELAND, in the City of Tigard, County of Washington and State of Oregon. Tax Account Number(s) : R457375 This property is free of encumbrances, EXCEPT: 1. Rights of tenants, as tenants only, in unrecorded leaseholds. i,f T,;-T” WASHINGTON COUNTY ?;, , REAL PROPERTY TRANSFER TAX V $ dW,00 D1'Og•01 w' FEE PAID DATE The true consideration for this conveyance is $240,000.00 which is paid to an accommodator pursuant to an IRS §1031 exchange. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARI'+tING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this d --11 day of January, 2001. / / . • tn—` Ronny Scrivner • it A. Scrivner STATE OF OREGON, COUNTY OF Clackamas) ss. ff61 The foregoing instrument was acknowledged before me this , day of January, 2001, by Ronny E. Scrivner and Jill A. Scrivner. U-Cit ( / +� ': OFFICIAL SEAL Notary Public for Oregon 1 O VICKI GILLESPIE My Commission Expires: ` NOTARY PUBLIC-OREGON MY COMMISSION IEXP RE5 .OEC 85 2004 Order No. : 873827w i November 15, 2001 CITY OF TIGARD OREGON Michael Andrus 7155 SW Beveland Tigard, OR 97223 Dear Mr. Andrus: As you are aware, operating a Chem-Dry business from your property without Site Development Review approval is in violation of the Tigard Development Code. I appreciate that you have held a preapplication conference meeting, however since your preapplication conference on August 16, 2001, the City has not received an application for your proposed development. I understand that it takes time to assemble the materials and resources necessary to submit an application, but it is imperative that you begin the application process as soon as possible, so that your business will be in compliance with land use requirements. As long as there is forward and timely progress, the City will allow the business to continue its operation, as you seek your Site Development Review approval. However, undue delay submitting the application or implementing an approval will force the City to pursue enforcement action until the site is fully improved. To provide greater certainty to you as well as the City, I have outlined a time schedule for expected completion of certain milestones as follows: Preapplication conference (COMPLETE) August 16, 2001 Neighborhood Meeting Notification 2 weeks prior to meeting Neighborhood Meeting Prior to application submittal Application Submittal No Later Than February 12, 2001 City determines application complete typically 30 days City reviews project, issues decision 42 to 56 days (may be up to 120 days) Decision is valid for 18 months, within which time substantial completion of the approved improvements must occur. I look forward to receiving your application and working with you as this project progresses. Should you have any questions regarding this letter or the land use application process, please don't hesitate to contact me at (503) 639-4171. Sincerely, MORGAN TRACY Associate Planner C: Peter Magaro, Architect PRE2001-00057 File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 r RECEIVED PLANNING MAR 1 9 2002 CITY OF TIGARD LANCASTER engineering March 15, 2002 Morgan Tracy City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE:Andrus Office Building Dear Mr. Tracy: This revised letter report addresses the anticipated trip generation, distribution and as- signment of an office development proposed on the south side of Beveland Road between 70`h Avenue and 72"d Avenue in Tigard, Oregon. The construction is proposed in two phases. Phase I will be the construction of an 8,000 square foot office building and parking lot on the site and Phase II will be the construction of a 6,000 square foot office building and parking lot. Parking lot construction or expansion will not affect the number of trips to and from the site and will not have an impact on the roadway network near the site, therefore this report will address the impact of the office buildings. Traffic counts were used from historical data taken in February 2001 at the intersec- tions of 68th Avenue at Dartmouth and 72nd Avenue at Dartmouth. At your request, site trips from the Lowe's Hardware store (formerly Eagle Hardware) were added in addition to a four percent per year for one year growth rate to estimate the existing traffic volumes. Trip Generation To estimate the number of trips that will be generated by the 8,000 square foot or the 6,000 square foot proposed office buildings, trip rates from TRIP GENERATION, Sixth Edi- tion, published by the Institute of Transportation Engineers (ITE) were used. The trip rates used were for land-use code 710, General Office Building. The average rates were used, since the fitted curve equation shows a Y-intercept of 38 weekday trips and 79 evening peak hour trips. That is, according to the fitted curve equation, even a very small office building will generate a minimum of 79 evening peak hour trips. Union Station,Suite 206•800 NW 6th Avenue•Portland, OR 97209•Phone 503.248.0313•Fax 503.248.9251 Morgan Tracy March 15, 2002 Page 2 of 2 For Phase I, the 8,000 square foot office building, the calculations indicate that there will be an estimated total of 12 trips generated during the morning peak hour. Of these, 11 will be entering and 1 will be exiting the site. The evening peak hour will have an estimated 12 trips, with 2 entering and 10 exiting the site. The daily trip generation will be approximately 88 trips, with half entering and half exiting the site. Phase II, the 6,000 square foot office building, is expected to generate a total of 9 morning peak hour trips. Of these, 8 will be entering the site and 1 will be exiting the site. During the evening peak hour, there are expected to be a total of 9 trips, with 2 entering and 7 exiting the site. The total average weekday trip generation is approximately 66 trips, with half entering and half exiting the site. Trip Distribution and Assignment The directional distribution of the trips generated by the proposed land use was esti- mated from the nature of the land use, the nearby land uses, and the primary routes which will serve the site. All traffic destined to and from the south on the I-5 Freeway was assumed to use the ORE 217 interchange with 72' Avenue. It was assumed that the majority of the trips would use 72"d Avenue with the minority of the trips using 70th Avenue to get to ORE 217. Of the traffic to and from the north, it was assumed that ten percent of the trips would take Dartmouth to ORE 217 and the rest of the trips were split between the 72nd Avenue route to Highway 99W and Dartmouth Street route to the I-5 Freeway. Since the site is located between 704' Avenue and 72nd Avenue, it was assumed the majority of the trips to and from the east would use 70`h Avenue and the minority of the trips would use 72' Avenue. Traffic flow diagrams showing the existing traffic, site trip distribution, site trip as- signment for each phase, and existing plus site-generated traffic for each phase are attached as an appendix to this letter report. If there are any questions regarding this letter or if we can be of any further assistance, please do not hesitate to give us a call. Yours truly, y r: / ',` 1R07 L.�w( k �'f�r,C'!NF Catriona Sumrain 8 •4 Engineering Technician s „oRECON �e 0 4 22,191 P� SR LANG icit 48 `O"O t 101 N- <-234 `Or-CCN - 126 E \l,y \V 90 J L .F 54 48 IT I > 174 111 > 410 ^7 443_ QDCrn 151, .--N 23-q, (N- SW Dartmouth Street ----..... 1111< >, tu> >3 j c Y Q Q 0 v t s c cy o CO 3 3 3 0 U) SW Beveland Road PROJECT SITE 1+ No Scale le TRAFFIC VOLUMES Existing Conditions - PM Peak Hour andrus.dwg 1 OI o % io VI. n SW Dartmouth Street X109° 430 ...<6;"".. 17 (1° 10% 10% 0 oIV f o o it tr `�7 a) o o 3 y c Q Q a c s s N cv N CO 3 3 3 (n (r) (/) SW Beveland Road PROJECT SITE t,,I gi 10 do No Scale le" SITE TRIP DISTRIBUTION Inbound & Outbound Percentages - PM Peak Hour ondrus.dwg • �o to 000 D 000 1 E�J� •C O E-J .0 O —I\ Tr--> 1.1' T14 0—> —no 0 000 0-4, 0i" SW Dartmouth Street 0 o > > c o cu c L Q Q a. U t r C CN 0 CO 3 3 3 0 (i) SW Beveland Road PROJECT SITE 40 No Scale le' TRAFFIC VOLUMES Site Trips (Phase I) - PM Peak Hour andrus.dwg to to l000 0 000 1 <I.1,4 .c-° 4,y .F° off' <-1Tr> 0A' <-1Tr> p ^c.�0 p 000....7 0 0 SW Dartmouth Street __________I!< au >, o o 3 y c 5. > o Q Q Q- -0 s s c n N. co 3 3 3 V) (1") 0 SW Beveland Road PROJECT SITE 1+ No Scale le/ TRAFFIC VOLUMES Site Trips (Phase II) - PM Peak Hour andrus.dwg ro---r' t 48 `D"O /L 101 - -234 `O'-N 127 L X90 E-J.I.y .V 54 48j\ <1T14 175 ITI� 410 g^2 443 ��� 151, r-cN 23� c-r- ________.„,y SW Dartmouth Street 7.-------- 1<' o o 3 Z C i ¢ Q a -0 t t C N ccoo 3 3 3 SW Beveland Road PROJECT SITE a* No Scale le TRAFFIC VOLUMES Existing + Site Trips (Phase I) - PM Peak Hour andrus.dwg °r■ 48 (C"--C3 /L 101 Ni Ni c°v"- <-234 cO-(N 127 E-14/y \F 90 <-1.1,L .F 54 48J Tf 1743 ITI--> 410 ^2 443 �irn 151, cv 23� N.- ________..il. SW Dartmouth Street o a o c ` vC Q a_ Q v t .c c N N CO 3 3 3 (1) (/) (I) SW Bevelond Road PROJECT SITE 14 No Scale le TRAFFIC VOLUMES Existing + Site Trips (Phase II) - PM Peak Hour ondrus.dwg °^ 48 `0-0 t 101 N) , -234 - NI CN cc' - 128 J L .F 90 <1 4,L T54 48 I T r> 175 l T I� 410 ^2 443 ��� 151 N 23 N'- SW Dartmouth Street -------" 1<a6/ tv j 3 E ` Q Q v s s c cy o co 3 3 3 (/) 0 0 SW Beveland Road PROJECT SITE /41 No Scale le TRAFFIC VOLUMES Existing + Site Trips (Both Phases) - AM Peak Hour ondrus.dwg 4/ETEV tylAGVO ki4e A PROFESSIC)NAL CORPORATION TO: MORGAN TRACY MARCH 15, 2002 CITY OF TIGARD 13125 SW. HALL BLVD. TIGARD, OREGON. 97223 RE: CHEM DRY OFFICE BLDG. "PHASING"CLARIFICATION DEAR MORGAN, PLEASE NOTE THAT THE PRELIMINARY SITE PLAN THAT HAS BEEN SUBMITTED FOR YOUR REVIEW, INDICATES (2)TWO PHASES. "PHASE 1" SHALL CONSIST OF AN OFFICE BUILDING OF APPROXIMATELY 8,100 SQUARE FEET. THE SEQUENCING OF"PHASE 1" SHALL PROVIDE FOR THE PARKING LOT TO BEEN CONSTRUCTED INTIALLY, IN ORDER TO ACCOMMODATE PARKING FOR THE CHEM DRY VECHICLES. "PHASE 2" SHALL CONSIST OF AN OFFICE BUILDING OF APPROXIMATELY 6,000 SQUARE FEET. THE TIME SCHEDULE FOR THE CONSTRUCTION OF EACH PHASE IS NOT DEFINED AT THIS TIME. PLEASE CALL WITH ANY QUESTIONS YOU MIGHT HAVE. CE' : Y YOURS, P,TE' ��• :ARO ,PRESIDENT O 1, BEHALJ OF PE ' R MAGARO ARCHITECTURE,PC. 10570 S.W. Citation Drive • Beaverton, Oregon 97008 • (503) 579-2421 AU 6 ee ,ttue FILE COPY NARRATIVE APPLICANT: DATE OF REPORT: CHEM-DRY OF OREGON MARCH 6, 2002 RYAN ANDRUS PROPERTY OWNER: STAFF CONTACT: RYAN ANDRUS MORGAN TRACY CHEM-DRY OF OREGON LEGAL DESCRIPTION: ZONING DESIGNATION: 7115, 7155 SW BEVELAND ST. MUE SITUATED IN THE N.E. 1/4 SECTION 1, T. 2 S., R. 1 W., W. M. LOCATION: WASHINGTON COUNTY 7115, 7155 SW BEVELAND ST. TIGARD, OR 97224 MAP# 2S1O1AB TL 2100, 2201 RECEIVED MAR 0 7 2002 CITY OF TIGARD PLANNING/ENGINEERING 1 S I. APPLICANT REQUEST: THE APPLICANT IS REQUESTING APPROVAL TO CONSTRUCT (2)TWO STORY OFFICE BUILDINGS APPROXIMATELY 6,000 AND 8,100 SQUARE FEET,RESPECTIVELY IN TWO POSSIBLE PHASES, REPLACING AN EXISTING ONE STORY STRUCTURE USED FOR COMMERCIAL OFFICES APPROXIMATELY 1400 SQUARE FEET. APPLICANT REQUESTS APPROVAL TO INSTALL NEW DRIVEWAY AND PARKING FOR FUTURE OFFICE BUILDING WHILE TEMPORARILY OCCUPYING AND MAINTAINING CONTINUED USE OF EXISTING STRUCTURE. II. FINDINGS: THE FOLLOWING INFORMATION IS IN SUPPORT OF ALLOWING THE REQUESTED CONSTRUCTION OF (2)TWO STORY OFFICE BUILDINGS APPROXIMATELY 6,000 AND 8,100 SQUARE FEET, RESPECTIVELY. A. THE CURRENT ZONING IS DESIGNATED MUE (MIXED-USE EMPLOYMENT) B. THE COMPREHENSIVE PLAN MAP DESIGNATION IS MUE C. ALLOWABLE LOT COVERAGE NEW CONSTRUCTION IS 85% OF THE TOTAL LOT AREA. D. MAXIMUM HEIGHT FOR NEW CONSTRUCTION IS 45'-0". E. SETBACKS ARE AS FOLLOWS: FRONT 0'-0" REAR 0-20'-0" SIDE 0-20'-0" F. MAXIMUM FLOOR AREA RATIO IS .40 PERCENT,REFER TO CODE SECTION 520.2. 2 III. COMPLIANCE WITH CRITERIA FOR APPROVAL: ZONING REQUIREMENTS A. EXISTING PROPERTY IS ZONED MUE WITH NO MINIMUM LOT SIZE. EXISTING LOT AREAS ARE 15,094 & 21,240 SQ. FT. B. AVERAGE LOT WIDTH TO BE 50', SUBJECT PROPERTY HAS A WIDTH OF 118'-0"& 84'0". C. MAXIMUM BUILDING HEIGHT IS 45'-0', THE PROPOSED STRUCTURE HAS A MAXIMUM HEIGHT OF APPROX. 26'. D. MAXIMUM FLOOR AREA RATIO FOR "PHASE 1"IS .40 PERCENT OF 21,240 SQ. FT. = 8,496 SQ. FT. PROPOSED OFFICE BUILDING HAS A GROSS SQUARE FOOTAGE AREA OF 8,200 SQ. FT. FOR"PHASE 1." MAXIMUM FLOOR AREA RATIO FOR"PHASE 2"IS .40 PERCENT OF 15,094 SQ. FT. =6,038 SQ. FT. PROPOSED OFFICE BUILDING HAS A GROSS SQUARE FOOTAGE AREA OF 6,038 SQ. FT. FOR"PHASE 2." E. MINIMUM LANDSCAPE AREA REQUIRED FOR"PHASE 1"IS 15% OF 21,240= 3186 SQ. FT. LANDSCAPE PROVIDED APPROX. 5900 SQ. FT. MINIMUM LANDSCAPE AREA REQUIRED FOR"PHASE 2"IS .15 PERCENT OF 15,094 =2,264 SQ. FT. LANDSCAPE PROVIDED IS APPROX. 6,354 SQ. FT. PARKING AND ACCESS REQUIREMENTS F. "PHASE 1" PARKING REQUIRED IS PER PARKING ZONE A WHICH IS 2.7 PER 1,000 FOR OFFICE USE PER CODE SECTION 18.765.040. SQ. FT. OFFICE 8178/1000 = 8.7 x 2.7 =23.49 STALLS TOTAL REQUIRED =23.49 STALLS =24 STALLS TOTAL PROVIDED NOW= 19 STALLS TOTAL FUTURE ADDITIONAL 6 STALLS =25 STALLS NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AS COMPACT SPACES. 3 "PHASE 2" PARKING REQUIRED 1S PER PARKING ZONE A WHICH IS 2.7 PER 1,000 FOR OFFICE USE PER CODE SECTION 18.765.040. SQ. FT. OFFICE 6038/1000=6.038 x 2.7 = 16 STALLS TOTAL REQUIRED = 16 STALLS TOTAL PROVIDED NOW= 16 STALLS NO MORE THAN 40%OF REQUIRED SPACES MAY BE DESIGNATED AS COMPACT SPACES. G. STANDARD PARKING SPACE DIMENSIONS ARE 8'- 6"x 18- 6" PARKING SPACES PROVIDED 9'-0"x 18'-0". H. TWO ADA PARKING SPACES HAVE BEEN PROVIDED AT THE MAIN ENTRANCE OF THE BUILDING. I. BICYCLE RACKS WILL BE PROVIDED AND LOCATED AS AS PER CITY REQUIREMENTS. J. DRIVEWAY ACCESS WIDTH SHALL BE 30'-0"WITH A MINIMUM PAVEMENT WIDTH OF 24'-0", TOTAL NUMBER OF ONE ACCESS REQUIRED, REFER TO CODE 18.765 AND 18.705. LOADING AREA REQUIREMENTS K. COMMERCIAL BUILDINGS IN EXCESS OF 10,000 SQ. FT. SHALL BE REQUIRED TO HAVE A LOADING SPACE. THIS REQUIREMENT DOES NOT APPLY TO THIS PROPOSED DEVELOPMENT. CLEAR VISION AREA L. CITY REQUIREMENTS DICTATE CLEAR VISION AREAS TO BE MAINTAINED BETWEEN 3'-0"AND 8'-0" IN HEIGHT, THIS REQUIREMENT SHALL BE MAINTAINED AT VEHICULAR ACCESS TO PROPERTY PER CODE 18.795. BUFFERING AND SCREENING M. 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. PLEASE REFER TO THE SUBMITTED LANDSCAPE FOR SPECIES AND SIZE OF PLANTINGS, WHICH CONFORM TO THE REQUIREMENTS. THE REQUIRED BUFFER WIDTHS FOR THIS PROJECT ARE 4 10'-0"ALONG NORTH PROPERTY BOUNDARY, 6'-0" ALONG EAST BOUNDARY, 6'-O"ALONG SOUTH AND 10'-0" ALONG WEST. THESE MINIMUMS HAVE BEEN MET AND EXCEEDED, PLEASE REFER TO SITE PLAN. REFER TO CODE 18.745.2. LANDSCAPING N. STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET AND MUST BE PLACED WITHIN THE PUBLIC RIGHT OF WAY OR ON PRIVATE PROPERTY WITHIN 6'-0" OF THE RIGHT OF WAY BOUNDARY. STREET TREE MUST HAVE MINIMUM CALIBER OF AT LEAST 2"WHEN MEASURED 4'-0"ABOVE GRADE AND SPACED 20-40'-0"APART. REFER TO LANDSCAPE PLAN FOR PROPOSED PLACEMENT. REFER TO CODE 18.745, 18.765, AND 18.705. ENVIRONMENTAL PERFORMANCE STANDARD O. THERE SHALL BE PROVIDED(2)RECYCLING ENCLOSURES LOCATED AT THE EAST AND WEST ENDS OF THE PROPERTY. SERVICING BOTH BUILDINGS , AS PER CODE 18.755 TREE REMOVAL PLAN REQUIREMENTS, P. THERE SHALL BE SEVERAL LARGE TREES ON THE NORTH SIDE OF THE PROPERTY NOT ADJACENT TO THE DRY CREEK. REFER TO SURVEY AND LANDSCAPE PLAN FOR THE PROPOSED DESIGNATED TREES TO BE REMOVED. AN ARBORIST SHALL PREPARE THE REQUIRED REPORT TO SUBSTANTIATE THEIR REMOVAL AND REPLACEMENT SHALL BE PER CITY CODE, REFER TO SECTION 18.790.030.C. ADDITIONALLY, CLEAN WATER SERVICES REQUIRES MITIGATED LANDSCAPING AT THE NORTH END OF THE PARKING LOT FOR ENCROACHMENT AREA IN WATERSHED BUFFER ZONE. SEE ATTACHED LETTER FILE#340. 5 MITIGATION Q. REPLACEMENT OF TREES SHALL BE PER CITY STANDARDS AS PER CODE 18.790.060.E CODE CHAPTERS R. CHAPTER 18.60 SITE DEVELOPMENT REVIEW. SITE DEVELOPMENT AND REVIEW COMPLETED ON 10-30-97 WITH JULIA HAJDUK, BRIAN RAGER, RYAN ANDRUS, THE VARIOUS ITEMS OF DISCUSSION HAVE BEEN ADDRESSED IN THIS NARRATIVE. S. CHAPTER 18.390 IMPACT STUDY. IMPACT STUDY FOR TRIP GENERATION IS ATTACHED TO THE NARRATIVE DISCUSSING VEHICULAR ACCESS PREPARED BY LANCASTER ENGINEERING.ADDITIONALLY THE SITE DEVELOPMENT SHALL REQUIRE STREET IMPROVMENTS ILLUSTRATED ON THE CIVIL DRAWINGS. T. CHAPTER 18.652 TIGARD DESIGN STANDARDS. TIGARD TRIANGLE DESIGN STANDARDS HAVE BEEN IMPLEMENTED INTO THIS PROPOSED DEVELOPMENT AS ILLUSTRATED IN THE ACCOMPANYING SITE PLAN, FLOOR PLAN AND ELEVATIONS ALONG WITH THE PRELIMINARY LANDSCAPE PLAN. THE PROPOSED PROJECT CREATES A HIGH QUALITY MIXED USE FACILITY WITH CONVENIENT PEDESTRIAN AND VEHICULAR ACCESS. U. CHAPTER 18.620 STREET CONNECTIVITY. ALL DEVELOPMENTS MUST DEMONSTRATE THAT LOCAL STREET SPACING WILL PROVIDE PUBLIC STREET CONNECTIONS AT INTERVALS OR NO MORE THAN 360' OR PERFORMANCE OPTION(a) OF LOCAL SPACING SHALL OCCUR AT INTERVALS OF NO LESS THAN 8 STREET INTERSECTIONS PER MILE OF WHICH THIS PROJECT COMPLIES WITH. 6 V. CHAPTER 18.620.030 SITE DESIGN STANDARDS. THE BUILDING IS NOT REQUIRED TO HAVE A MINIMUM OF 50% OF FRONTAGE ALONG THE PUBLIC STREET BECAUSE SW BEVELAND IS A COLLECTOR STREET AND NOT A MAJOR OR MINOR ARTERIAL STREET. THE MINIMUM BUILDING SETBACK SHALL BE 0'-10' WHICH THIS PROPOSED PROJECT COMPLIES WITH. THE PROPOSED SITE AND BUILDING DESIGN PROVIDE FOR PEDESTRIAN WALKWAY CONNECTION TO THE BUILDING ENTRANCE MINIMUM 6'0"WIDE. THE PARKING LOCATION IS TO THE SIDE AND REAR OF THE BUILDING AND LIMITED TO 50%OF THE STREET FRONTAGE. THE LANDSCAPE AREA IS PER L-1 LANDSCAPE STANDARD FOR FRONTAGE, AND L-2 FOR INTERIOR AND SIDE. W. CHAPTER 18.620.40 BUILDING DESIGN STANDARDS. THE PROPOSED BUILDING COMPLIES WITH THE REQUIREMENT FOR ALL STREET FACING ELEVATIONS WITHIN THE BUILDING SETBACK(0'-10') ALONG PUBLIC STREET TO HAVE A MINIMUM OF 50% OF GROUND FLOOR WALL AREA WITH WINDOWS, DISPLAY AREAS OR DOOR WAY OPENINGS. THE BUILDING FACADE FACING AND WITHIN VIEW OF THE PUBLIC STREET COMPLIES WITH THE REQUIREMENT FOR VARIATION AND BUILDING MATERIALS AND BUILDING OFFSETS FOR ARCHITECTURAL ENHANCEMENT. WEATHER PROTECTION FOR PEDESTRIANS IS PROVIDED FOR BY COVERED PORCHES AT BOTH ENTRANCES TO THE BUILDING OFF THE PUBLIC STREET AS WELL AS THE PROVIDED PARKING AREA. THE BUILDING MATERIAL PROPOSED IS A RED BRICK ARRANGED IN A PARTICULAR DESIGN AND FORMAT TO CREATE AN INTERESTING ARCHITECTURAL SKIN FOR THIS TWO-STORY OFFICE BUILDING. 7 ROOF CONSISTS OF ESSENTIALLY A FLAT SYSTEM WITH VARYING PARAPET HEIGHTS AND PITCHED ROOF AREAS WITH METAL STANDING SEAM ROOF ACCENTUATING THE MAIN ENTRANCES TO THE BUILDING. ROOF MOUNTED EQUIPMENT SHALL BE SCREENED FROM VIEW FROM ADJACENT PUBLIC STREETS AS PER CITY STANDARDS. X. CHAPTER 18.620.050 SIGNS. FINAL SIGN DESIGN HAS NOT BEEN DETERMINED AT THIS TIME HOWEVER SHALL BE SUBMITTED FOR APPROVAL PER CITY STANDARDS AND SHALL COMPLY WITH THE TIGARD TRIANGLE REQUIREMENTS. Y. CHAPTER 18.620.070 LANDSCAPING AND SCREENING. L-1 LOW SCREEN LANDSCAPING HAS BEEN PROVIDED WITHIN THE PARKING LOT ALONG THE LOCAL COLLECTOR STREET SW BEVELAND AND L-2 GENERAL LANDSCAPING HAS BEEN PROVIDED WITHIN PARKING LOT AREAS. PLEASE REFER TO LANDSCAPE PLAN FOR SIZE, SPECIES AND QUANTITY. Z. CHAPTER 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS. A PRELIMINARY IMPROVEMENT PLAN FOR STREET AND UTILITIES AHS BEEN PREPARED BY JEFF DOVE CIVIL ENGINEERING FOR OVERALL STREET IMPROVEMENT OF SW BEVELAND AS WELL AS SITE DRAINAGE PLAN AND WATER QUALITY FOR THIS SPECIFIC SITE, PLEASE REFER TO DRAWINGS SUBMITTED. AA. NEIGHBORHOOD MEETING A NEIGHBORHOOD MEETING HAS BEEN COMPLETED ON DEC. 10, 2001 AT 5:30 P.M. AS PER CITY REQUIREMENTS, THE RESULTS OF WHICH SHALL BE AVAILABLE FOR YOUR REVIEW ALONG WITH THE LETTER OF NOTICE REGARDING THE NEIGHBORHOOD MEETING. 8 IV. CONCLUSION: A. THE ABOVE OUTLINED FACTS AND CRITERIA OF THE EXISTING CONDITIONS AND THE PROPOSED ARCHITECTURAL DESIGN ILLUSTRATES AND SUPPORTS THE REQUEST FOR APPROVAL OF THE CONSTRUCTION OF (2)NEW TWO-STORY OFFICE BUILDINGS BEING THAT THEY ARE IN COMPLIANCE WITH CITY OF TIGARD GUIDELINES FOR A DEVELOPMENT WITHIN THE TIGARD TRIANGLE. PLEASE CALL ME WITH ANY QUESTIONS, COMMENTS OR ADDITIONAL INFORMATION REQUIRED THAT MAY BE NECESSARY TO COMPLETE THIS APPLICATION FOR DESIGN REVIEW. S CERE / SUBMITTED, PETE MA • ; 4, PRESIDENT ON BE F •. PETER MAGARO ARCHITECTURE, PC. 9 LANCASTER engineering St c_ dr. 3//5/0z ler r4— January 10, 2002 Brian Rager City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE:Andrus Office Building Dear Brian: This letter report addresses the anticipated trip generation, distribution and assignment of the 8,000 square foot office building proposed on the south side of Beveland Road between 70th Avenue and 72nd Avenue in Tigard, Oregon. Traffic counts were used from historical data taken in February 2001 at the intersec- tions of 68th Avenue at Dartmouth and 72nd Avenue at Dartmouth. At your request, site trips from the Lowe's Hardware store (formerly Eagle Hardware) were added in addition to a four percent per year for one year growth rate to estimate the existing traffic volumes. Trip Generation To estimate the number of trips that will be generated by the proposed 8,000 square foot office building, trip rates from TRIP GENERATION, Sixth Edition, published by the Insti- tute of Transportation Engineers (ITE) were used. The trip rates used were for land-use code 710, General Office Building. The average rates were used, since the fitted curve equation shows a Y-intercept of 38 weekday trips and 79 evening peak hour trips. That is, according to the fitted curve equation, even a very small office building will generate a minimum of 79 eve- ping peak hour trips. The calculations indicate that there will be an estimated total of 12 trips generated dur- ing the morning peak hour. Of these, 11 will be entering and 1 will be exiting the site. The evening peak hour will have an estimated 12 trips, with 2 entering and 10 exiting the site. The daily trip generation will be approximately 88 trips, with half entering and half exiting the site. Union Station, Suite 206•800 NW 6th Avenue•Portland, OR 97209•Phone 503.248.0313•Fax 503.248.9251 Brian Rager January 10, 2002 Page 2 of 2 Trip Distribution and Assignment The directional distribution of the trips generated by the proposed land use was esti- mated from the nature of the land use, the nearby land uses, and the primary routes which will serve the site. All traffic destined to and from the south on the I-5 Freeway was assumed to use the ORE 217 interchange with 72"d Avenue. It was assumed that the majority of the trips would use 72°d Avenue with the minority of the trips using 70th Avenue to get to ORE 217. Of the traffic to and from the north, it was assumed that ten percent of the trips would take Dart- mouth to ORE 217 and the rest of the trips were split between the 72nd Avenue route to High- way 99W and Dartmouth Street route to the I-5 Freeway. Since the site is located between 70th Avenue and 72"d Avenue, it was assumed the majority of the trips to and from the east would use 70th Avenue and the minority of the trips would use 72°d Avenue. Traffic flow diagrams showing the existing traffic, site trip distribution, site trip as- signment, and existing plus site-generated traffic are attached as an appendix to this letter re- port. If there are any questions regarding this letter or if we can be of any further assistance, please do not hesitate to give us a call. Yours truly, Catriona Sumrain Engineering Technician 4150 PROFF�, 4\4 s9 kr v OREGON I ft liCYg 2.°`' �-1 ��•0 E. MOO' EXPIRES: t /D/k VL/L(.1i LUUL 1:J.UL "3u.)44 3:1.401 LANLF-1I tF trrUjNttK1U 1-64k7C UL February 20, 2002 Brian Rager City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE:Andrus Office Building Dear Brian: This letter report addresses the anticipated trip generation, distribution and assignment of the 8,000 square foot office building proposed on the south side of Beveland Road between 70' Avenue and 72' Avenue in Tigard, Oregon. The construction is proposed in two phases. Phase I will be the construction of a parking lot on the site and Phase II will be the construc- tion of the office building. Parking lot construction or expansion will not affect the number of trips to and from the site and will not have an impact on the roadway network near the site, therefore this report will address the impact of Phase II, the office building. Traffic counts were used from historical data taken in February 2001 at the intersec- tions of 68' Avenue at Dartmouth and 72id Avenue at Dartmouth. At your request, site trips from the Lowe's Hardware store (formerly Eagle Hardware) were added in addition to a four percent per year for one year growth rate to estimate the existing traffic volumes. Trip Generation To estimate the number of trips that will be generated by the Phase II proposed 8,000 square foot office building, trip rates from TRIP GENERATION, Sixth Edition, published by the Institute of Transportation Engineers (ITE) were used. The trip ratcs used were for land- use code 710, General Office Building. The average rates were used, since the fitted curve equation shows a Y-intercept of 38 weekday trips and 79 evening peak hour trips. That is, ac- cording to the fitted curve equation, even a very small office building will generate a minimum of 79 evening peak hour trips. 02/20/2002 15:02 5032489251 LANCASTER ENGINEERIG PAGE 03 Brian Rager February 20, 2002 Page 2 of 2 The calculations indicate that there will be an estimated total of 12 trips generated dur- ing the morning peak hour. Of these, 11 will be entering and I will be exiting the site. The evening peak hour will have an estimated 12 trips, with 2 entering and 10 exiting the site. The daily trip generation will be approximately 88 trips, with half entering and half exiting the site. Trip Distribution and Assignment The directional distribution of the trips generated by the proposed land use was esti- mated from the nature of the land use, the nearby land uses, and the primary routes which will serve the site. All traffic destined to and from the south on the 1-5 Freeway was assumed to use the ORE 217 interchange with 72nd Avenue. It was assumed that the majority of the trips would use 72"d Avenue with the minority of the trips using 70th Avenue to get to ORE 217. Of the traffic to and from the north, it was assumed that ten percent of the trips would take Dart- mouth to ORE 217 and the rest of the trips were split between the 72"d Avenue route to High- way 99W and Dartmouth Street route to the I-5 Freeway. Since the site is located between 70`" Avenue and 72nD Avenue, it was assumed the majority of the trips to and from the east would use 70' Avenue and the minority of the trips would use 72nd Avenue. Traffic flow diagrams showing the existing traffic, site trip distribution, site trip as- signment, and existing plus site-generated traffic are attached as an appendix to this letter re- port. If there are any questions regarding this letter or if we can be of any further assistance, please do not hesitate to give us a call. Yours truly, Catriona Sumrain Engineering Technician TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 8 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.56 Trip Rate: 1.49 Enter Exit Total Enter Exit Total Directional 88% 12% Directional 17% 83% Distribution Distribution 1... Trip Ends X� `` 1 `" �2 Trip Ends � �(� �.:. WEEKDAY SUNDAY Trip Rate: 11.01 Trip Rate: 0.98 Enter Exit Total Enter Exit Total Directional 50% 50% Directional 50% 50% Distribution Distribution Trip Ends 44 44 88 Trip Ends 4 •:4 8 Source:TRIP GENERATION,Sixth Edition °^ 48 D"O 101 ' V 234 •-•-N 126 4/L c90 E-14,L -54 4 8- 1'1 [ 74 1 T I-> 410 LI;^� 443--> (0rn 151 , ,-.N 23 i, N.-. SW Dartmouth Street ________....< a> o o o aci c Q > Q Q v t -c c N. o ns co co 3 3 3 SW Beveland Road PROJECT SITE AI No Scale TRAFFIC VOLUMES Existing Conditions - PM Peak Hour ondrus.dwg ' 0 1 O cl it, ,..) O10 E___::< SW Dartmouth Street 4 109' 109' RI, o t, io >.,0 7 QC) C L. Q , Q Q ID t L C N. O- CO 3 3 3 cn cn (n SW Beveland Road PROJECT SITE 'i 1\:; °�1 0 P46. No Scale SITE TRIP DISTRIBUTION Inbound & Outbound Percentages - PM Peak Hour andrus.dwg 00o -0 t0 E1 y 0 000 CI 0--I' <-)Tr> ri' lTr> 0—> "n0 0-4 000 0 0 SW Dartmouth Street C 3 c 0 > O Q Q a v N 0 03 n ca C/3 3 3 SW Beveland Road PROJECT SITE 14 No Scale TRAFFIC VOLUMES Site Trips AM Peak Hour andrus.dwg oN rN)N^- <-234 cD-cNV <- 127 EJ4/y X90 (J.I, y \F 54 48-1\ <-11\1> 175-1\ FlTf) 151 �P2 443—) tncNorn N 23—4, N _................././......<1 SW Dartmouth Street a c c > 4) L Q Q 0 v c r r N N ccoo 3 3 3 (n u- (r) SW Beveland Road PROJECT SITE 1+ No Scale TRAFFIC VOLUMES Existing + Site Trips PM Peak Hour andrus.dwg -99- File Number CleanWater Services 3 Our commitment is clear. Clean Water Services Service Provider Letter Jurisdiction Tigard Date December 10, 2001 Map & Tax Lot 2S101AB 2100, 2201 Owner Michael Ryan Andrus Site Address 7155, 7115 SW Beveland St Contact Jeff Dove Tigard, OR 97223 Address 5031 SW Madrona ST Proposed Activity Commercial Development Lake Oswego, OR 97035 . Phone 503-697-5926 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 007). l YES j NO YES NO Natural Resources I Alternatives Analysis , Assessment(NRA) ® Required Submitted I (Section 3.02.5) District Site Visit Tier 1 Alternatives Analysis f 1 El Date: 6/26/01 Concur with information � n Tier 2 Alternatives Analysis ❑ submitted information Sensitive Area Present Anal Concur with Alternatives ` J n n On-Site I ® I J y Sensitive Area Present 7i Vegetated Corridor ® ❑ Off-Site Mitigation Required Vegetated Corridor ! (� Present On-Site l J On-Site Mitigation ® 0 • Width of Vegetated 15 Feet/varies Off-Site Mitigation a El Corridor(feet) see attached grapic Condition of Vegetated Planting Plan Attached Corridor Degraded Legible Enhancement _ Plan must be submitted I I Enhancement Required prior to any permit ; 1 issuance Encroachment into Vegetated Corridor n RSAT, or Equivalent Ft IZI l 1 Required (Section 3.02.4(3)) Type of Encroachment Parking Lot Concur with RSAT, or 111 . Allowed Use H I . X Conditions Attached ® 0 L_1 (Section 3.02.4(b)) This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 3 File Number L7b In order to comply with Clean Water Services (the District) water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area which may negatively impact water quality, except those allowed by Section 3.02.3 (1), (2), or (3). 2. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the vegetated corridor which may negatively impact water quality, except those allowed by Section 3.02.4 (a throuah h). 3. The vegetated corridor width for sensitive areas within the project site shall be a minimum of 15 feet wide, as measured horizontally from the delineated boundary of the sensitive area. See attached graphic for approved encroachments, and on-site mitigation areas. 4. Prior to any site clearing, grading or construction the vegetated corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the vegetated corridor shall remain fenced and undisturbed except as allowed by Section 3.0.4.a and per approved plans. 5. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Division of State Lands (DSL) and US Army Corps of Engineers (USAGE). The applicant shall provide the District with copies of all DSL and USACE project authorization permits. No activity other than enhancement is proposed within the sensitive areas. 6. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. Trees to be saved shall be marked on the plans and in the field and fenced to prevent damage during construction. 7. For vegetated corridors less than 50 feet wide, the entire vegetated corridor shall be equal to or better than a "good"corridor condition as defined in Section 3.02.6, Table 3.2. 8. Enhancement/restoration of the vegetated corridor shall be conducted either concurrent with or prior to development of the site. Enhancement/restoration activities shall comply with the guidelines provided in Appendix E: Landscape Requirements (R&0 007: Appendix E). 9. Prior to installation of plant materials, all invasive vegetation within the vegetated corridor shall be removed. During removal of invasive vegetation care shall be taken to minimize impacts to existing native trees and shrub species. 10. Prior to any permit issuance for site clearing, grading or construction, the applicant shall provide the District with the required vegetated corridor enhancement/restoration plan. 11. Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 007. 12. Appropriate Best Management Practices (BMP's) for Erosion Control, in accordance with USA's Erosion Control Technical Guidance Manual shall be used prior to, during, and following earth disturbing activities. 13. Prior to construction, a Stormwater Connection Permit from the District or its designee is required pursuant Ordinance 27, Section 4.B. Page 2 of 3 File Number 14. Removal of native, woody vegetation shall be limited to the extent practicable. 15. Final construction plans shall include landscape plans for the vegetated corridor. Plans shall include in the details a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, site preparation, and installation methods for plant materials. Vegetated corridor plantings shall be listed separately from other landscape plantings and shall consist of native stock. 16. A Maintenance Plan shall be included on final plans including methods, dates (to be completed by June 1 and September 30 each year) and responsible party contact information. 17. All vegetated corridor enhancement to be completed with Phase 1 of construction. 18. Should final development plans differ significantly from those submitted for review by the District, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. Please call (503) 846-3613 with any questions. /26-i56 Heidi K. Berg C Site Assessment Coordinator Page 3 of 3 1 _,/>rz > }l-C�-> PCz ,i '. ' `_' ter`; `-r' f -►-G 1-t--/k r( -4----0 I CNEB 'br2- Y gLD(;) C 77C)/42-1) C,c .- . ( \74jc- i-;._- ,1.) On- l.f.e /14i-b -A-IOvi Avec . l'9-361 it' ,.. . ►ncv z,hw,-cV,1— `... — 15( v -fZ4l-- 1 COVYIOkvrPHA SE 1 % PHA SE 2 Y _ter rr.vc 0,,, 1 i jout Aft,. _ Po...ma . , wiL4,, ,‘. VI C Zj ( I WALT'. . .sue: �'I..„,,,L:. .. ..",;(7 it Mel. ,;...1.., , ..., ... 0 ., ,,,-) r._I 4 s , ti N 7:0111 n: ----- um. • 11/0 2 , / I q -. ! of ' , , j 1 t ol 0°I, -I! CI ® di I •a Sair i I, ‘.45 am. .: 1 i.. ..... -,...... i..., _____ r ° v,,i,,,,, ,, . , • _ __ ) \ ..... ° D ti: .......r.v•. ) O I I • , ,ZN 1 N.. , ,\...,, 0 lOsk..: ''' 'ON \ 1 1.: 100 \ , 1 it 1‘ . I' -t 411).) ID IhtSik 0 II\ r . ... . i , ,i . \,, ,,,, ,:. .\\. , . I, l _ , _ ...._____ Ir. ..„.,..._ t. 7191 . .. lie 1. _ �,���MIR►� wl \ilia /.....« . t �� t V _iv 1S•[ 9. .A0 BE BL NO $rodk 3+00 t >d•C.nvur . r- �-- •.-- I Oregon Chem-Dry 7155 SW Beveland St Tigard, OR 97223 503.624.7766 To Whom It May Concern: On December 10, 2001 I had a community meeting at 7155 SW Beveland at 5:30pm. In attendance were Michael R Andrus, Sherman S Casper, Tim Roth, Steve Peirce, and Dennis Pahlisch. During the meeting those in attendance were shown the plans of what I would like to develop. We had a brief discussions, answered a few question and there were no concerns. ST i re Michael R. Andrus o ( e .•hem r ,may i2) k f� w r _ .7._ _ 4 jcl i 8 4,,T j•I/L A T I 0 1/ C �Ii•il: :I�rr�[._._.ice•or, 0 I lki A..A=__ammo•.._• „...._....k Jr.01 PARKIN• ! ; f c il rrr%Itai4. : kitt • ___ 1 Kr 4 to....7 A 4 1 1 Mt IM•■NM=a= *MI■M WI ill 45 I/ M Q; �i O A I/L A TI0 N i I i / .,,,,, fmo fff-• CI)Ii ; 1!i1kT Illi et, lie ...,—.., :Lir...M.MIMI H MN.NIMIRMO=WV 11•N■ il A te I ,,,, ..,I M■MO NS•AMY =II YR AM ° I � a I I _r_ o ., OP , fit , '4. , , ..... 111--- / • i Aidir�� , / I;;• • a. ir""`■....., SITE PLAN ` 7lST SR MIf1AMP J7liT Iry.'r Ac V4.1 6ii Lara.sa SECOND ./114 le CM,aF/ - r S-1 t / AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard gard Planning Division 18125 SW Hall Boulevard Tigard,OR 97223 I, %.• -,. ' _! .1 ffiLd/r , 49 affirm that I a (represent) the party initiating interest in a proposed Si e l evalepeo . (1/€4,Ll affecting the land located at (state the approximate to tlon(s if no address(s) and/or tax lot(s) currently registered) 7/ 7 3 5'' 8e , and did on the 3 day of Per , 5E40' ( personally post notice indicating that the site may be proposed for a �r J1J/PCO application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 7/�_:.S Sw , ot 9 7)2_ (state location you posted notice on property) .Zi. ill!,/ Signature (In the presence of a Notary Plic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the / day of �1er-il , 1-9— . ,∎ ,, OFFICIAL SEAL / / ,_""'-1- LAUREL J GARRISON -j.,.f NOTARY PUBLIC-OREGON " /1 ■� —.,V BL COMMISSION NO.331074_ MY COMMISSION EXPIRES MAY 07,2004 NOTA-Y PUBLIC O;, OREGON My Commission Expires: (Applicant,please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: _ TYPE OF PROPOSED DEVELOPMENT: �Name of Applicant/Owner: 1 Address or General Location of Subject Property: [Subject Property Tax Map(s)and Lot#(s): L h:yoyiMpattyimaslerslartpost.mst AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, /, `Z— ,� �(/ , being duly sworn, depose and say that on . I caused to have mailed to each of the persons on the attached list, a notice of a meetin to discuss a proposed development at (or near) a copy of which notice so mailed ig attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited nor' the date indicated above in the United States Post Office located at �/ " ( with postage prepaid the eon. 444.Altia 011 Signature (In the presence of a Notary Pus " ) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) e•D/ Subscribed and sworn/affirmed before me on the 4 / day of , . -AP• , OFFICIAL SEAL cey i-:""r- LAUREL J GARRISON NOTARY PUBLIC-OREGON COMMISSION N0.331678 MY COMMISSION EXPIRES MAY 07,2004 Ct� _ _. NOT RY PUBLIC O REGON My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner: ,Address or General T.Ication of Subject Property: I Subject Property Tax Map(s)and Lot#(s): MUogin\patly masterslaffmail mst CITY OF TIGARD 410 PRE-APPLICATION CONFERENCE NOTES <ITT Or ` .'°MON Community<Deuefopment (Pre-Application Meeting Notes are Valid for Six(6) Months) Shaping if Better Community NON-RESIDENTIAL PRE-APP NIG DATE. %/I CD i(�t- - StAEM Al PAE-APP ((( {� - - - ---- --- --- - --- -- _ APPLICANT: 1V 1'ir^IEvie.t a13De o S AGENT: Phone:(S03) (DDLI -19(o to • Phone: (___) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: '1155 Sl►.1 REA!Euw c - - TAX MAP(S)/LOT #(S): a S l O l AS —°a l n 0 NECESSARY APPLICATIONS: StR. 4)tzl-H■ -THE "-ClaRc t TREaIN1G-LE. - - PROPOSAL DESCRIPTION: 0 P• `icc, irn'F i To conSICOCT 2 6S-S;er @u;LDi 1GS _ COMPREHENSIVE PLAN MAP DESIGNATION: 1110:-6 - USE Em 1nitvenT ZONING MAP DESIGNATION: -_MC __ - CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: igsi- -- ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. Sad I MINIMUM LOT SIZE: O' sq. ft. Average Min. lot width: -O ft- Max. buildin height: 415 ft. Setbacks: Front Tic. ft. Side O ft. Rear_) ft. Corner OfR ft. from street. MAXIMUM SITE COVERAGE: _ %O % Minimum landscaped or natural vegetation area: aO %. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) 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. OR Of FIGARO Pre-Apphcauon Conference Noles Page 1 of 9 MON And.aad 4pK,nan/P:,nnmt W. on boon NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the condusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: , Minimum access width: 30' Minimum pavement width: ay All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: • WALKWAY REQUIREMENTS (Refer to Code Section 18.105.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. SPECIAL SETBACKS (Refer to Code Chapter 18.1301 ➢ STREETS: feet from the centerline of - ➢ LOWER INTENSIT ONES: feet, along the site's boundary. )=. FLAG LOT: 10-FOOT S YARD SETBACK. SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: ➢ A maximum building floor area to site area ratio (FAR)of 1.5 to 1 will exist; ➢ All actual building setbacks will be at least half(1/2) of the building's height; and ➢ The structure will not abut a residential zoned district. BUFFERING AND SCREENING (Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. • Ctrl OF IIGARO Pre-Application Conference Notes Page 2 of 9 MON L,,.4.nwl ApIu,w/P4aam o,,„ao 1.,u-, The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: p Set_ LANDSCAPING (Refer to Code Chapters 18345,18.765 and 18.1051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must 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 speOial design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. 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 dear 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 REQUIRED parking for this type of use: Mi tJ. 0.1/1000 m fax '-1.t /1000 Parking SHOWN on preliminary plan(s): 3T in mee+ m t.. . in SECONDARY USE REQUIRED parking: 1,1/Ft Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: D Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. • D Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: D All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking-space surface and an appropriate sign shall be posted. • BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.0801 `` A Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be 1"r provided with a loading space. The space size and location shall be as approved by the City Engineer.. (IIY Of FIGARD Pre-Application(inference Notes Page I of 9 NON Aridrmd EppUwwnl%.nnmt Onmm Luua BICYCLE RACKS (Refer to Code Section 18.7651 • S rl 000 = `l Foy v,; 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. o - °' SENSITIVE LANDS (Refer to Code Chapter 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR y . DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL v DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON o 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 - V) identi sensitive land areas and their boundaries is the res•onsibilit of the as•licant. Areas a meetin• the definiti•ns of sensitive lands must be clear) indicated on •lans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands '3 areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. r- (..) STEEP SLOPES (Refer to Code Section 18.715.080.CI ... .0- When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall r include specific recommendations for achieving the requirements of Section 18.775.080.C. ' UNIFIED SEWERAGE AGENCY[USA]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: USA DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION &ORDER 96-44 • SLOPE ADJACENT 'WIDTH OF VEGETATED SENSITIVE•AREA DEFINITION a 5 TO SENSITIVE AREA CORRIDOR PER SIDE • Streams with intermittent flow draining: <25% 15 feet 1 10 to <50 acres if >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% 4 10 to <50 acres 30 feet 1 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams,and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25% slope), add 35 feet past the top of ravine" 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet.if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CItY Of EIGARO Pre Appliotion Conferrncr Notes Page 4 of 9 NON Andmwl Applkuwn/P5■nnenc Dnnwn Scow. 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 USA 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. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA 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, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST.BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.0.; 1 Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CM'Of TIGARO Pie Application Conference Notes Page 5 of 9 NUN tndmi,8 tppin■eonlPl,on,, D«nwn kolon ➢ 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: 1 The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 183951 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. NiH 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, Deny 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). 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. — (IfY Of KARD Pre-Application(onference Notes Page 6 of 9 N014 Andenwd Appltuoon/Plan n Dmoon Solon D ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot"water quality buffer" is required under Unified Sewerage Agency(USA)standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.191.1001 aIP 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: D Native plant species currently cover less than 80%of the on-site riparian corridor area; D 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; D That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; D That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. O fr ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) _/ 1 8.620(Tigard Triangle Design Sandards) -/18.765(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18-775(sensitive Lands Review) 18.350(Planned Development) 18.105(Access/Egress/Gmuhtion) 18.780(slim) ___1/..... 18.360(Sits Development Renew) 1 8.710(Accessory Residential Units) 18.785(Temporary Use Penults) 18.370(Vanances/Adrysuments) 18.115(Density Computations) - 18.790(Tree Removal) _- _ 18.380(toning Map/Text Amendments) fK 18.720(Design Compatibility Sandards) -1/ 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) � 1 8.125(Environmental Performance Standards) 1 8.797(Water Resources(WR)Overlay District) 18.390(Derision Making Procedures/Impact Study) --- 18.730(Exceptions To Development Standards) e-18.798(Wirekss Communication Ewkaes) 18.410(tot line Adlmstments) 18.740(Tinton(Overlay) JC - 18.810(Street d Utility Improvement Standards) 18.420(land Parnuons) Ik / 18.742(Home cupason Permits) 18.430(Subdrnsions) -`' 18.745 pndsupmg A Screening Standards) .- 18.510(Residential Zoning Dumas) 18.750(Manufactured/Mobil Home Regulations) _Y 18.520(Commercial toning Disown) / 18.155(vexed Sobel Waste/Recycling Swage) 18.530(Indussul toning Disown) 18.160(Nommnlomnng Situations) • Ott Of TIGARO Pre-Application Conference Notes Page 1 of 9 NOM Ilemitnoal Appsurmn/Ptaanwt Dnnan St,wa ADDITIONAL CONCERNS OR COMMENTS: lb • QC. •a� ► :� t - . -(-'3 , - • anmen4 3'-1 F. ea^b 46 Cf.n I _'. • • S N t r lit_.: . . S ,E g — — c C.3 S a • SAC 0is +, ( Cr. • C O . - _ • •c• - ■.- _• Oi . i.1 (Sed'tc�(a��Qi.�s 'Zr n, trnPravErnF�s (lc 11 �s (2&c.4,�4 &tLIfr s-Gcac'•s_ _ f rar Lac Scn nc, A•CF�S is rpct?c'ea 4.0 6e. 3O' t ()A> ..o.-kk„ DR' zueenen-1-. Mans s1,G� 1S. s &-.,.>atk • L.pl otS a?;nc- ReA) niNclac•NS 1 ' \o cs.` 1 • CtAfr\ � 1 CIE' a t.-E s S Ac,r_e&s fie} een *e 164-s _ Rec11-45c_AL. & ecv -eAt- 71`c ti I. eE0}e_ 3 L - wee k5 once -4-1-,Q PAW∎c Tr,\ i s aeernec\ rY,0#-Ve PROCEDURE 1/ 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. OH Of IMO Pre-Application Conference Notes Pape 8 of 9 ROM.Aeodem,d A{planhon/%,nn.g Onnbn ka� The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hertz' ,c,5 O ' r-ec' . A basic flow chart which illustrates the review process is avfilable 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. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING_ A SUBDIVISION LAND USE APPLICATION with the City of Tigard, \A\kA applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. - 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 buildin. sermit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a .prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: ti,9__ �l CITY OF TIGARO PLANNINGON - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1291 E-MAIL (staffs full name)@ci.tigard.or-us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT(ODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Commercial doe Updated: 18-Ian-1001 (Engineering section:preapp-eng) CifY Of fiGARD Pre-Application Conference Notes Page 9 of 9 NOX M4,nurl AppI.000.Tlmnnt 0«nwn S.o n CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefull in con-unction with the notes •rovided to ou at the 're- 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: (SRN) Date: %/i` (Ok 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 18.390.040.6.2.(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)): ❑ Vicinity Map m Preliminary Grading/Erosion Control Plan LW" Existing Conditions Map 71K Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map U3/ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan " Tree Preservation/Mitigation Plan l Site Development Plan IM Architectural Drawings rV' Landscape Plan l Sign Drawings • Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOftAN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: t( Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 13% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties • Surrounding street system including nearby intersections LI • Pedestrian ways and bikeways • Transit stops LI • Utility access UI Existing Conditions Map Parcel boundaries,dimensions and gross area LI 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 UI • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year Li • Slopes in excess of 25% LI • Unstable ground LI • Areas with severe soil erosion potential LI • Areas having severely weak foundation soils • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan LI • Wetlands Li Other site features: • Rock outcroppings 0 • Trees with > 6"caliper measured 4'from ground level LI • Location and type of noise sources Locations of existing structures and their uses • Locations of existing utilities and easements LI City of Tigard Land Use Application Checklist Page 2 of 5 • Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collec .r streets ❑ Names, addresses and telephone numbers of the owner, devel••er, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded ow ers of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark a 2' intervals for 0-10%grades and 5'intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the foil* ing (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easeme ❑ • Public and private sanitary and storm sewer ines ❑ • Domestic water mains including fire hydra'is ❑ • Major power telephone transmission lin: (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open s p aces, pathways and other land encumbrances ❑ • The location of all trees with a dia peter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and he present uses of the structures, and a statement of which structures are to remain after platting ❑ • Supplemental information includi • Proposed deed restrictions any) ❑ • A proposed plan for provi in of subdivision improvements ❑ • Existing natural features incl .ding rock outcroppings,wetlands and marsh areas The proposed lot configur. ons, lot sizes and-dimensions, and lot numbers. Where lots are to be used for purposes other than resi•-ntial, it shall be indicated upon such lots ❑ • If any of the foregoing i ormation cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and s •mitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan • The owner of the subject parcel ❑ • The owner's authorized agent ❑ • The map scale, north arrow and date ❑❑ • Proposed property lines • Description of parcel location and boundaries ❑ • Contour lines (2' intervals for slopes 0-10%or 5'for skpes >10%) ❑ Location,width and names of streets,easements a . other public ways within and adjacent to the parcel ❑ • Location of all permanent buildings on and within •'of all property lines ❑ • Location and width of all water courses ❑ • Location of any trees with 6"or greater caliper .t 4'above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities a,d utility easements ❑ • Any applicable deed restrictions ❑ • Evidence that land partition will not prec de efficient future land division where applicable ❑ Future street extension plan showing : fisting and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ • The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas • ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements,utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ • Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ • The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials • General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ • Location and description of the irrigation system where applicable Location and size of fences, buffer areas and screening ❑ • Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan • Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips • Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 11 PRE-APPLICATION CONFERENCE NOTES A.N„, • ➢ ENGINEERING SECTION < elty if Tigard, Development Shaping A Better jCommunity IBLIC FACILITIES Tax Maids): 2S101AB Tax lolls): 2100 a,2201[Andrus) Use Type: Office Buildings 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: X 1/2 street improvements will be necessary along SW Beveland Street, to include: ® 18 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with a planter strip ® street trees between sidewalk and curb, spaced per TDC standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Y OF TICARD Pre-Application Conference Notes Page 1 of 6 leeerleo lepartreat Section Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb 1 I storm sewers and other underground utilities -foot concrete sidewalk 1 I street trees 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: 1 street improvements will be necessary along SW , to include: J feet of pavement concrete curb storm sewers and other underground utilities 1 1 -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: 1 feet of pavement concrete curb 1 storm sewers and other underground utilities -foot concrete sidewalk ) street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: ) I feet of pavement concrete curb storm sewers and other underground utilities [ 1 -foot concrete sidewalk "'TY OF TIGARD Pre-Application Conference Notes Page 2 0l 6 Ineerinl Ieprtneet Sectlen ( I street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. [ 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: 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 at the southwest corner of the site. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the main sewer line in SW Beveland Street to the east boundary of the site. 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: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for OFT16ARO Pre-Application Conference Notes Page 3 of 6 Inuring'apartment Section 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. The applicant shall submit a storm drainage plan with the land use application. Onsite detention is required if the impervious area of the site will be increased over 5,000 square feet.. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: X Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) A traffic impact report shall be submitted with the land use application. The traffic engineer should look at the intersections of Bevelandl72nd, 72nd/Dartmouth, 68th/Dartmouth, 72nd/Hwy 217 ramps. 'IAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon "'"Y OF i16ARD Pre-Application Conference Notes Page 4 of 6 In..rl.1 I.Nrtw.nl Suction 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. 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. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: j CITY OF Tf6ARO Pre-Application Conference Notes Page 5 of 6 ii Eoiiloeeilq tietierttoeot Section CITY OF TIGARD - PRE-APPLICATION CONFERENCE NOTES ;,r p+++y 4th tt`�:Cmmumn NON-RESIDENTIAL DATE /0-30 -c77 STAFF J uil q/drr'4n ]Q (Rgrkdy APPLICANT: . • vs / —o/r o Dr-r AGENT: ii Phone:[ l 6 a y- 6v1/ Phone: [ l II PROPERTY LOCATION: _ J ADDRESS: 7/SS .ewe TAX MAP/TAX LOT: a 57 o/ A6 72. 2-/o0 NECESSARY APPLICATION[Sl: /�e 1 /�v �j 'ev,'e�✓ PROPOSAL DESCRIPTION: (47:i/we,/ i m.1'-c,:?/ Aus' &,ss COMPREHENSIVE PLAN DESIGNATION: I1 - T T,,:. ?' ZONING DESIGNATION: AA/6 (n.xer/-c�=� �� /�y.�-�t) �=,/ �� ��:�./� �J�,,r��.. II CITIZEN INVOLVEMENT FACIUTATOR: 4514 TEAM AREA PHONE [5031 R LINING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: p` sq. ft. Average lot width: f0 ft. Maximum building height: L/-5.-ft. tltacks: Front /5 ft. Side 0 ft. Rear )e ft. Corner ,6 ft. from street. Maximum site coverage: FS % Minimum landscaped or natural vegetation area: /S [Refer to Code Section 18./o• 050 l '/O ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land •- •• - • •Less. Lots created as part of a partition must have a minimum of 15 fee • r= -se or have a minimum 15 foot wide access easement. The aepth of all lots shall-not-e ee• 2- times the average width, unless the parcel is less than 1 : times thejninirrsu of size of the applicable zoning district. (Refer to Code Section 18.164.060-Lots) TY CF MARC Pre-Apvttcatloa Conference Notes Page 1 of ra•:u..n•i u•uan•.rnuales U••r••1 s•ctlu 7PECIAI SETBACKS Streets: feet from the centerline of Established areas: • Lower i tensity zones: feet. along the site's boundary. ��tag lot: 10-foot side yard setback. [Refer to Code Section and 18.961 PECIAL BUILDING HEIGHT PROVISIONS Build+n; H i.hL.�:iK�!I�•n - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; All actual building setbacks will be at least half (%) of the building's height: and The structure will not abut a residential zoned district. [Refer to Code Section 18.98.0201 ,s 617 (l'a (4vSG ARKING AND ACCESS - arking for this type of use: `�<L Pew Soo :-r -r /e-s f-/qr, 3 Parking shown on preliminary plan(s): �" A//9rLgS ✓sed For fie ),r) or sIvrc� or/Y�;,?CVv4.- or (/�ti c l�,v s/�G i?p,o✓!c/LAP/4 .?S .1g4�o✓ r c ,r rr,�z o r Secondary use required parking: Parking shown on preliminary plan(s): - No more than 40% 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, 8 inches x 18 feet. Compact parking space dimensions: 8 feet x 15 feet. [Refer to Code Section 18.106.0201 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. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: / Minimum access width: Minimum pavement width: AAII driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: f✓/h' [Refer to Code Section 18.106 and 18.1081 ITV Of TIGARO Pre-Application Conference Notes Pace 2 of a .211-I•tiu.ua..ouc.u.vn..■i..o...rt eEsau.. W AY RUIREME alkways 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. (Refer to Code Section 18.108.050) IADING AREA REQUIREMENTS A1/4 is "(4°ic'/o °:5°7 • 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. (Refer to Code Section 18.106.010-0901 SEA VISION AREA— The City requires that clear vision areas be maintained between three and eight 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. (Refer to Code Section 18.102) - OFFERING AND SCREENING) In order- • 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. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along 77,iE ,7l0 4.t9�ic SCC ..Sf�'n, .ry�SPn�vc�fd Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one (1) tree for every seven (7) parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms. decorative walls. and raised planters For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100.18.106 and 18.108) r OF TURD Pre-Application Conference Notes Page 3 of 8 ...uc.n.un...w e...n..n Sacn.. 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 review before the Hearings Officer. [Refer to Code Section 18.1141 .._NSITINE LANDS 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 :1• 1 - •• . 1•. I- - - ••I ... .I% • 1- .•• _:1 • I-- • - •- H. • sensitive lands must be cleaffyindica.ted on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains,, [Refer to Code Section 18.841 "TEED SLOPES When steep slopes exist, prior to issuance of a final order, a geote1ica4-rep rrrrnust be submitted which addresses the approval standards of th m e eV-Topment Code Section 18.84.040.B. The report sha e ased-liprn fie exploration and investigation and shall include specific recommendations f c ieving the requirements of 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY(OSA)BUFFER STANDARDS.B a 0 96-44 Purpose: 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 shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of 4 portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. 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 allowed below: A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. T SF flGARD h't dgtles Potereocs NMss h4.4 st t E4.w..nal asolicialmiNsamiag lemmas Wag 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. (Refer to R&0 96-44/USA Regulations-Chapter 3.Design for SWM) TREE REMOVAL PLAN REQUIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be p o ided for any lot, parcel or combination of lots or parcels for which a development application for a s . .division, major partition, site development review, planned development or conditional use is filed. 'rotection is preferred over removal where possible. The tree plan shall include the following: • Identification of the location, size and species of all existing trees inc sing 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 Lion 18.150.070.D. according to the following standards: Retainage of less than 25 percent of ex.is ing trees over 12 inches in caliper requires a mitigation program according to Se,�18.150.070.D. of no net loss of trees; Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two-thirds of the trees to be rr moved be mitigated according to Section 18.150.070.0; Retainage of from 50 to,75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to'be removed be mitigated according to Section 18.150.070.0; Retainage of 7,5 percent 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 pro,dtion 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 18.150.070.D. (Refer to Code Section 18.150.0251 1111GAnoN Replacement of a tree shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site charastics. • If a replacement tree of the species of the tree removed or damages - of reasonably available, the Director may allow replacement with a different species of e• - ent natural resource value. • If a replacement tree of the size cut is not reas ns-b y available on the local market or would not be viable. the Director shall require reply ent with more than one tree in accordance with the following formula: shall be determined by dividing the estimated caliper size • The number of replacement trees required s a y g P of the tree removed oF 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. [TY OF T1GARD Pre-Aaalicatlon Conference Notes Page 5 of e .ON-1gsl/sstl*1 qpl catlu/IllutuI I.tsKu.ut SsctlSu 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. (Refer to Code Section 18.150.010(D) SUBDIVISION PLAT NAME RESERVATION Prior to submitting a Subdivision land use application with the City of Tigard, a.• .cant's are r quired to complete and file a subdivision plat naming request with the Washin•t•• -_. Surveyor's Office in order to obtain approval/reservation for any subdivision •. •-. ° •• 'cations will not be accepted as complete until the City reyeive�e4a mation of approval from the County of the Subdivision Name Reservation/ [County Surveyor's Office: 648-8884) &ARRA11V e applicant shall submit a narrative which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. [Refer to Code Section 18.321 :ODE SECTIONS _ 18.80 _ 18.92 1 18.100 718.108 ` 18.120 18.150 _ 18.84 18.96 !J 18.102 ✓ 18.114 18.130 _ 18.160 _ 18.88 18.98 V 18.106 . ,/ 18.116 18:134 18.162 ,/ 18.164 MPACT STUDY „d Triv y l s)., S igrd,5 As a part of the application submittal requirements, applicants are required t+includelmpact 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. [Refer to Code Chapter 18.32,Section.0501 When a condition of approval requires 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. [Refer to Code Chapter 18.32.Section.2501 nEIGHBORHO0D MEETING —The-applicant—Shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the members of any land use subcommittee(s) of their proposal. A minimum of 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, [Refer to the Neighborhood Meeting Handout) y OF TIGARD Pre-AAOucinoe Conference Notes Page 6 of$ ■eN-Issu..n.I u.nc.nuMessiu•.•.rt eat T.ctlu • d0 ILD1NG PER 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. 1CYCLIN6 Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Section 18.1161 DDIiIONAL CONCERNS OR COMMENTS: ROCEDURE 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. 'PLICATION 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 courtier without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches, One (1), " x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision, Application with unfolded reaps shall not be accepted. 'Y OF TIGARD Pre-Mpllcatlon Conference Notes Page 7 of 8 � :I�ntlal application/Pluming Dspsrtisil Satl.s The Planning Division and Engineering Division 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. 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, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard P/ " (.QM/7):3- s- . A basic flow chart which illustrates the review process ig available from the-Planning Division upon request. 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. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. An Additional pre-application fee and conference will be required if an application pertaining to this pre-application conference is submitted after a period of more than six (6) months following this conference (unless deemed as unnecessary by the Planning Division). PREPARED BY: OF TIGARD PLAVNIN6 DIVISION PHONE [5031 639-4171 FAX [5031 684-7297 b.Vo/IoltatrAsettersUrsm-cast louring Sicpo/:lllat.rslvem-c oo/I ur-97 Y OF T1GARa Pre4Apllcatlon Conference Notes Page a of$ -Ual11aattat a nllcat7.o/fluaia/Wartime Sicilia CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ;,;., APPLICATION CHECKLIST 'psi CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: 3ZIia Date: I APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE ./ MARKED ITEMS I A) Application form (1 copy) B) Owner's signature/written authorization IV C) Title transfer instrument/or grant deed e� 0) Applicant's statement No. of Copies /,4 E) Filing Fee �7°%/e I SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS I A) Site Information showing: No. of Copies /1 1. Vicinity map t?� 2. Site size & dimensions >� 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) >� 4. Drainage patterns, courses, and ponds o 5. Locations of natural hazard areas including: o (a) Floodplain areas 0 (b) Slopes in excess of 25% o (c) Unstable ground o (d) Areas with high seasonal water table 0 (e) Areas with severe soil erosion potential 0 (f) Areas having severely weak foundation soils o 6. Location of resource areas as shown on the Comprehensive Map Inventory including: 0 (a) Wildlife habitats 0 (b) Wetlands G 7. Other site features: (a) Rock outcroppings 0 (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses o--- 9. Location and type of on and off-site noise sources o 10. Location of existing utilities and easements 11 . Location of existing dedicated right-of-ways LAND USE APPLICATION/LIST PAGE 1 OF 5 B) Site Development Plan Indicating: No. of Copies /R 1. The proposed site and surrounding properties t; 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties e-' (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site car (b) Parking and circulation areas (c) Loading and services area e - (d) Pedestrian and bicycle circulation tl (e) Outdoor common areas ❑ (f) Above ground utilities ca---` 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site rEY (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities 8. The location areas to be landscaped za-' 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes ¢' 11. The location of all structures and their orientation a---- 12. Existing or proposed sewer reimbursement agreements ems' C) Grading Plan Indicating: No. of Copies The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following informa '• : 1 . The location and extent to which grading will take • :ce indicating: (a) General contour lines ❑ (b) Slope ratios ❑ (c) Soil stabilization proposa ❑ (d) Approximate time • ear for the proposed site development ❑ 2. A statement from egistered engineer supported by data factual substantiate (a) Su surface exploration and geotechnical engineering report ❑ (b) he validity of sanitary sewer and storm drainage service proposals ❑ ( ) That all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLICATION/LIST PAGE 2 OF 5 D) Architectural Drawings Indicating: No. of Copies l ' - The site development plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies / The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable i3 "-- 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Preliminary Partition/Lot Line Adjustment Map Indicating: N 6. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet- 1) inc orth arrow and date ❑ 4. Description of parcel location and boundari-s ❑ 5. Location, width and names of streets, ea •ments and other public ways within and adjacent to the parce ❑ 6. Location of all permanent buildings en and within 25 feet of all property lines ❑ 7. Location and width of all wat- courses ❑ 8. Location of any trees withi ." or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 5% ❑ 10. Location of existin: tilities and utility easements ❑ 11 . For major land p. ition which creates a public street: (a) The pro••sed right-of-way location and width ❑ (b) A scald cross-section of the proposed street plus any reserve strip ❑ 12. Any applj able deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable LAND USE APPLICATION./LIST PACE 3 OF 3 I) Subdivision Preliminary Plat Mao and Data Indicating: No. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent subdivision or names of recorded owne of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established benchmark a -foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, type and size of all the folio ing (within and adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements 0 (b) Public and private sanitary and storm se -r lines ❑ (c) Domestic water mains including fire hy.rants ❑ (d) Major power telephone transmission • es (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open paces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of pr•posed sanitary and storm sewers with grades and pipe sizes indicat-d on the plans ❑ 11. Plan of the proposed water distr. ution system, showing pipe sizes and the location of valves and fire ydrants ❑ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions/€or a reasonable distance beyond the limits of the proposed subdivisiorY ❑ 13. Scaled cross sections oj'proposed street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water overflow ❑ 15. Location, width & irection of flow of all water courses & drainage-ways ❑ 16. The proposed lot onfigurations, approximate lot dimensions and lot numbers. W ere lots are to be used for purposes other than residential, it s all be indicated upon such lots. ❑ 17. The location f all trees with a diameter 6 inches or greater measured at 4 feet abov ground level, and the location of proposed tree plantings ❑ 18. The existir�}} uses of the property, including the location of all structures and the pfesent uses of the structures, and a statement of which structures are to r main after platting ❑ 19. Suppl ental information including: (a) /Proposed deed restrictions (if any) ❑ (b)/ Proof of property ownership ❑ (c)' A proposed plan for provision of subdivision improvements ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application LAND USE APPLICATION./LIST PAGE 3 Of 5 J) Solar Access Calculations: ❑ K) Other Information No. of Copies ❑ h-Vog mlpattOrnastersUtic I ist.mst Ma% 23. 1995 LAND LSE APPLICATION./LIST PAGE 5 OF 5 Z51 ot � -4- 2t oo 11 ;�� City of Tigard, Oregon PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION 'UBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. 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: (`(' to i' feet from centerline. ( ) = to i fee m centerline. ( ) o feet from centerline. Street improvements: (✓� Z street improvements will be necessary along SW ( ) street improvements will be necessary along ('.-)/ Street improvements on shall include 11 feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector :ITV OF TIGARD Pre-Application Conference Notes Page 1 of 5 ngineenng Dept Section A streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. (.2( Section 18.164.120 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. 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 &1et-An.> vim• . Prior to dc , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. 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.) Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located in vim'c 6atr-A { The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to fa4Tb-4DUB- Ural -TO 'c>1.- v,eck-t tiseRwciAetsr. CI-TN( MA f Pu >`"J Tt LAPs-riu,a tr- A T��lbtl * xf c1 lC � p c� pf�i� w,u_ PA,( A rfr,1 S coQ� e-x -c4?. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section Water Supply: The to,aprc,- 'A--' 1 Water D Tr t - Phone:(503) 2-4' 33;1 provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) 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 subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. A 45-cte-J-k 'R.�..� Rekrtc-,J At--r> pppQarod- ° R ovii; A D5v.4.157RA 4,44tysI S. -XsAkkilsgokokkv 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. 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. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove :ITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 ngineering Department Section 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 Preliminary sizing calculations for any proposed water quality facility shall be submitted with t e development application. It is anticipated that this project will require: A -ts>. 4 2lc .e ( ) Construction of an on-site water quality facility. ( t3" Payment of the fee in-lieu. (jF- aPP-r - tr-tfrciMws TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. � - C -W+-ice 1,1 USA- 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. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. 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. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. 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. ;ATV OF TIGARD Pre-Application Conference Notes Page 4 of 5 ngineenng Department Section • i NOTE: ' If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 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: " lo( 07 ENGINEERING DEP RTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 \login\patty\preapp eng (Master section preapp-r mst) December 23,1996 TY OF TIGARD Pre-Application Conference Notes Page 5 of 5 pneering Department Section Job No. 0.506 Date: 03/01/02 Page 1 of 6( Preliminary Storm Drainage Calculation Oregon Chem Dry Office Building 3oTh ptfcS- `t & 5 Cofrf is ! MET At 7155 & 7115 S.W. Beveland Ave. Tigard, Oregon 97223 For: Ryan Andrus IOW r �r L k / V By Dove Civil Engineering 5031 SW Madrona Street Lake Oswego, OR 97035 Phone/Fax (503) 697-5926 �G1 N,-� .. .1 /4 Y l 7 ii ,, t‘ A t , IOCII 25 7EY c�,.\7` \7--17, )'7 3 ' -'-- , :o Dove Civil Engineering Job # .4 5031 SW Madrona Street 'late: MIMI 07-- ,') Lake Oswego, OR 97035 P - --: of 171, Phone/Fax (503)697-5926 age - - r 170% '1 4 Z' Co vA r- (i-46 Dtk,')J3,1k-e)g eki7 -9,cs _ Vii -7- 1 P A w ' c), I 9, ,erc-- 5wk-7 ?ay v DEIV-AS) 0)-k -r ..,-)4K c)? I-flc- 4-011- 05 `ef? SU'z--7:141- _ . CR ... 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" , 4. � 1: DGO 'ECIFY STORM OPTION: -2711 (G C .C.S. TYPE-1A RAINFALL DISTRIBUTION 1TER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) ,24,2.5 ****************** S.C.S. TYPE-1A DISTRIBUTION ******************** r******* 2-YEAR 24-HOUR STORM **** 2 .50" TOTAL PRECIP. ********* 1TER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .04,80, .19,98,5 YEA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .8 .6 80.0 . 2 98. 0 5.0 Z z PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) V' G'J . 24 7 .67 3631 ENTER (d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: zemj2 .pre SPECIFY STORM OPTION: Q.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) ,24,2.5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ******** 2-YEAR 24-HOUR STORM **** 2 . 50" TOTAL PRECIP. ********* "LATER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 31,80, .53 ,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN p . 8 . 3 80.0 . 5 98.0 5 .0 Z- I c R T` ` I PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) D Ev .40 7 . 67 5368 _LATER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: chemj2.pst "?-71115z ?ECIFY [d: ] [path]filename[ .ext] OF ROUTING DATA iemjcd.sto DISPLAY ROUTING DATA (Y or N)? ..JUTING DATA: [`AGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) 1.00 .00 19 . 6 . 0 2.00 .00 39 . 2 . 0 3 .00 .00 58. 9 . 0 4 .00 .00 78 .5 . 0 5.00 .00 98 . 1 . 0 6.00 .00 214 .0 . 0 7.00 .15 579. 0 . 0 8.00 .30 945 .0 .0 9.00 .39 1100.0 .0 10.00 .46 1120.0 . 0 11.00 .52 1140 . 0 . 0 12 .00 .57 1159.0 . 0 VERAGE PERM-RATE: . 0 MINUTES/INCH ENTER [d: ] [path]filename[ .ext] OF COMPUTED HYDROGRAPH: 6.00 .00 214 . 0 . 0 7.00 .15 579 . 0 . 0 8.00 .30 945.0 . 0 9.00 .39 1100 .0 . 0 10.00 .46 1120 .0 .0 11 .00 .52 1140 . 0 . 0 12.00 .57 1159 .0 .0 VERAGE PERM-RATE: .0 MINUTES/INCH ENTER [d: ] [path]filename[ .ext] OF COMPUTED HYDROGRAPH: hemj2.pst INFLOW/OUTFLOW ANALYSIS: PEAK-INFLOW(CFS) PEAK-OUTFLOW(CFS) OUTFLOW-VOL(CU-FT) .40 . 23 5014 INITIAL-STAGE(FT) TIME-OF-PEAK(HRS) PEAK-STAGE-ELEVTFT) . 00 8.00 7 . 51 PEAK STORAGE: 760 CU-FT -NTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: chemj2.out ?ECIFY STORM OPTION: � Illoz ° .C.S. TYPE-IA RAINFALL DISTRIBUTION 1TER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) _3, 24, 3.1 k****************** S.C.S. TYPE-1A DISTRIBUTION ******************** k******* 10-YEAR 24-HOUR STORM **** 3 . 10" TOTAL PRECIP. ********* VTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .84,80, .19,98,5 vTA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN . 8 .6 80. 0 . 2 98 . 0 5 . 0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .35 7.67 5057 ENTER [d: ] [path]filename[ .ext] FO STORAGE OF COMPUTED HYDROGRAPH: emjl0.pre SPECIFY STORM OPTION: • .C.S. TYPE-1A RAINFALL DISTRIBUTION t'NTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 0,24,3 .1 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ******** 10-YEAR 24-HOUR STORM **** 3 . 10" TOTAL PRECIP. ********* -LATER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 31,80, .53,98,5 nATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .8 . 3 80.0 . 5 98 . 0 5.0 to TR - V-0`-5-, PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) p C v Y O . 52 7. 67 7009 1Z� -NTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH I01?,0t,0 chemjl0.pst 0S6G 311 /62 TCIFY [d: ] [path]filename[ .ext] OF ROUTING DATA .emjcd.sto D 1 DISPLAY ROUTING DATA (Y or N)? __!UTING DATA: AGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) 1.00 . 00 19. 6 . 0 2.00 .00 39. 2 .0 3.00 .00 58.9 .0 4.00 .00 78.5 . 0 5.00 .00 98. 1 .0 6.00 .00 214 . 0 .0 7.00 .15 579 . 0 . 0 8.00 . 30 945 . 0 . 0 9.00 . 39 1100 . 0 . 0 10.00 .46 1120 .0 . 0 11.00 .52 1140. 0 .0 12.00 .57 1159. 0 . 0 TERAGE PERM-RATE: .0 MINUTES/INCH ENTER [d: ] [path]filename[ .ext] OF COMPUTED HYDROGRAPH: 6.00 .00 214 . 0 .0 7 .00 . 15 579 .0 . 0 8.00 . 30 945. 0 . 0 9.00 .39 1100 . 0 .0 10.00 .46 1120.0 . 0 11.00 .52 1140.0 .0 12.00 .57 1159 . 0 . 0 TERAGE PERM-RATE: .0 MINUTES/INCH ENTER [d: ] [path]filename[ .ext] OF COMPUTED HYDROGRAPH: 'iemj10 .pst .�.JFLOW/OUTFLOW ANALYSIS: PEAK-INFLOW(CFS) PEAK-OUTFLOW(CFS) OUTFLOW-VOL(CU-FT) .52 .30 6915 • X. ,, ;"4; -AC C 1 , c?r, 6 rtc INITIAL-STAGE(FT) TIME-OF-PEAK(HRS) PEAK-STAGE-ELEV(FT) .00 8.00 8 . 00 1. PEAK STORAGE: 940 CU-FT .-TER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: chemjl0.out 'ECIFY STORM OPTION: ?jI ( lo Of C.S. TYPE-1A RAINFALL DISTRIBUTION ITER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 1,24,3.9 t****************** S.C.S. TYPE-1A DISTRIBUTION ******************** ******* 25-YEAR 24-HOUR STORM **** 3 .90" TOTAL PRECIP. ********* JTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .04,80, .19, 98,5 VIA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .8 .6 80.0 . 2 98 . 0 5.0 Zcj R r bJ� PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .51 7. 67 7079 ENTER [d: ] [path]filename[ .ext] FOR S ORAGE OF COMPUTED HYDROGRAPH: aemj25,pre SPECIFY STORM OPTION: .,.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 5, 24,3 .9 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ******** 25-YEAR 24-HOUR STORM **** 3 .90" TOTAL PRECIP. ********* "LATER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 31,80, .53,98, 5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN . 8 . 3 80.0 . 5 98. 0 5. 0 25 vR pos 1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) G V TV .69 7.67 9256 -�rt�'��� _ LATER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: � Qr�.1�C chemj25.pst 1 �� � o9o , 'ECIFY [d: ] [pathJfilename[ .ext] OF ROUTING DATA 3 I1/G iemjcd.sto Oj (9 DISPLAY ROUTING DATA (1 or N)? V )UTING DATA: CAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) 1.00 .00 19 .6 . 0 2.00 .00 39 . 2 .0 3 .00 .00 58 . 9 . 0 4 .00 .00 78. 5 . 0 5.00 .00 98. 1 .0 6.00 .00 214 .0 . 0 7.00 .15 579 . 0 . 0 8 .00 .30 945.0 . 0 9.00 . 39 1100.0 . 0 10.00 .46 1120 .0 . 0 11 .00 .52 1140. 0 . 0 12 .00 .57 1159 . 0 .0 JERAGE PERM-RATE: . 0 MINUTES/INCH ENTER [d: J [path]filename[ .ext] OF COMPUTED HYDROGRAPH: 1emj25.pst 6.00 .00 214 . 0 . 0 7.00 .15 579 . 0 .0 8 .00 . 30 945 .0 . 0 9.00 . 39 1100 . 0 . 0 10.00 .46 1120 .0 . 0 11.00 . 52 1140.0 . 0 12.00 .57 1159 . 0 . 0 JERAGE PERM-RATE: . 0 MINUTES/INCH ENTER (d: 1 [path]filename[ .ext] OF COMPUTED HYDROGRAPH: -hemj25.pst _NFLOW/OUTFLOW ANALYSIS: PEAK-INFLOW(CFS) PEAK-OUTFLOW(CFS) OUTFLOW-VOL(CU-FT) .69 .51 8936 INITIAL-STAGE(FT) TIME-OF-PEAK(HRS) PEAK-STAGE-ELEV(FT) .00 8.00 10.75 PEAK STORAGE: 1130 CU-FT i��(4 ' E1.V N C SSE _NTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: chemj25.out Page 1 of 1 From: Matt Griffin <mattg @stormwatermgt.com> To: Jeff Dove, PE <DCE @gateway.net> Date: Monday, January 22, 2001 4:29 PM Subject: CBSF Jeff: Attached is the detail for the single cartridge Catch Basin Storm Filter. The cartridge can treat a WQ flow rate of 15 gpm (0.033 cfs) and has maximum conveyance capacity of 1.0 cfs (internal bypass capacity). Please also note that the Rim-IE Out difference is 2.23' and cannot be reduced below this value ; that is the hydraulic head required to drive the flow through the cartridge. Our website is a great resource for design info, drawings, etc. Once the unit is placed on the plans, we typically review those plans to ensure proper design. If you could send me a copy of the plan & profile at some point I would appreciate it. Again, I am available at any time for design support. Feel free to call or email with any questions or comments. Thank you. Matthew J. Griffin, E.I.T. Stormwater Management, Inc. Portland, OR (800)548-4667 FAX : 503/240-9553 www.stormwaterinc.corn II CATCH BASIN STORMFILTER SPECIFICATIONS PART 1 GENERAL 2.2 STEEL CATCH BASIN COMPONENTS • I I 1.1 SECTION INCLUDES A. Steel Catch Basin Catch basin shall be dl welded sled construction, fabricated from 1/4-inert steel, coated Inside and out with asphaltic pant, Catch Basin SlarmFilter and rated for 20.000 lb loading. 1.2 RELATED SECTIONS B. Catch Basin Grote: Crating shall be ductile iron construction and rated for 20,000 b loading. Section [ ]: C. Catch Basin Sold Lld: Solid lid shall be diamond-plate construction I I 1.3 SUBMITTALS with 2-Inch angle support, all aides coated with asphaltic pint, and rated for 20,000 b loading. A. Stormwater Management to submit shop drawing to contractor for approval. 2.3 CONTRACTOR-PROVIDED COMPONENTS B. Stormwater Management to submit Operation and Maintenance Manual to A Concrete; Shall be 3000 psi, 26 day strength. 3/4-inch round rock, I I contractor If requested. 4-Inch slump maximum, placed within 90 minutes of Initial mixing, or as otherwise specified in the general technical specifications. PART 2 PRODUCTS B. Reber: Shall meet ASTM A-615M Grade 420 (00 last) or as otherwise 2.1 INTERNAL COMPONENTS specified in the general technical epeoificatione. A.MI Internal components Inoludfng PVC piping, Toter oartrldge(e) and filter C. Sub-Base: Shall be 6-inch minimum of 3/4-inch minus rock or os media (as specified In the StormFlIter data block) shall be provided by otherwise epoolfi d fn the general technical epeciflcotlons. Stormwater Manogernent Inc.. 2035 NE Columbia Blvd., Portland, OR 97211 (600/648-4667). D. Bockfll: Shall be 3/4-inch minus rock or as otherwise epeclfied In the general technical cpecflicauonc. B. PVC Piping MI internal PVC piping and fittings shall meet ASTM D1785. PART 3 EXECUTION I I C. Fitter Cartridges 3.1 STEEL CATCH BASIN 1. Cartridge bottom pan, inner ring, and hood shall be constructed from linear low-density polyethylene. Cartridge screen shat consist of goNanlzed A Catch basin floor shall be rot level and plumb. 1" x 1/7 welded wire fabric (16 gauge minimum) with a bonded PVC B. Contractor shot prevent sediment and debris from entering the filter coating internal parts shall consist of PVC or� pipe and fittings. Siphon-priming float shall be constructed from linear low-density unit during construction. polyethylene. Outer filter fabric stool be 10 x 5.5 clear fiberglass mesh. C. Contractor shall compact sub-base to 95% of maximum density or Inner finer fabric shall be 10 a 6.5 clear fiberglass mesh over Enkamat 7210 or wows polyethylene with a US Standard Sieve ;20 opening size. MI otherwise Specified by engineer. Unsuitable material below cub-grade shall miscellat•ous screws, nuts. and fasteners shall be aluminum or stainless be replaced as directed by engineer. steel. D. II necessary, the inlet chamber may be filled with dean water to assist Z.M orifice plate shall be supplied with each cartridge to restrict flow In revsniing flotation during construction until the structure Is baekfllled II rats to 15 gpm maximmum, and the concrete collar is poured. D.Filter Media Filter media shall be by Stormwoter Naragement or C. Contractor shall compact bockfill to 95% of maximum density or as approved alternate. Filter media shall consist of one or more of the otherwise Specified by engineer. following. as trpsclRed In the Storm/liter data dock: F. Catch bosun outlet shall be connected to downetream (and upstream, if I I 1. Perfhs Media: Pettit* media 'boll be mode of natured siliceous volcanic applicable) piping using a flexible-type coupling. rock free of any debris or foreign matter. The expanded polite shall have a bilk density ranging from 6.5 to 5.5 b/tt3 and particle sizes vnging G. Concrete perimeter slab shall be constructed 1 foot wide and 8 inches from 0.05 to 0.50 itches.' thick. Slab shall include two 04 rebar hoops with minimum 6-inch overlap at closure. Allow 2-inch vertical spacing between hoops and minimum 2. CSF Leaf Ikeda: CSF Leaf media shall be made exclusively of fallen 2-inch clearance from concrete surfaces. deciduous leaves with less than 5% by dry weight of woody or green yard I I debris materials. Filter media shall be granular and shall contain less than 3.2 FILTER CARTRIDGE 0.5% foreign material such as glass or plastic contaminants. Media shall be dry at the time of installation. Catch Basin SlormFilter shall be provided complete with cartridge(s) and cartridge media installed. The CSF Leaf media shall have a buk density ranging from 40 to 50 Ile/ft3 and particle saes ranging from 0.05 to 0.50 inches. Maximum level 3.3 CLEANUP Of dust for filter media shall defined as: media passing through o US I I Standard Sieve #4 shall have no more than 10% (by mass of dry merle) A The project site shall be clean and free of dirt and debris before runoff passing a US Standard Slave X46. is allowed to enter the tiller, Site work shall be In a complete condition as approved by the engineer. The project site includes any surface that 3. Zeolite Medlar Zeolite media shall be mode of naturally ur occurring contributes storm drainage to tree system. dhnoptlollts, which has a geological structure of potassium-calcium-sedlum aluminosilicate B. The inlet/outlet chamber and filter chamber(e) shall be free of construction debris and sediment before the system Is placed In operation. Tie zeolite media shall have a bulk density ranging from 44 to 50 Ile/ft3, particls slice ranging from 0.125 to 0.25 inches, and a cation exchange C. Contractor shall remove the 4-Inch temporary aoretructlon plug(e) capacity ranging from 1.0 to 22 meq/q. between the Inlet chamber and filter chambers) to place the system fn operation. 4. Iron-Infused Media: Iron-infused media shall be mode from phenolic resin mixed with Iron particles and polymerized to form open celular foam. D. The 4-Inch cleanout plug in the overflow weir wall shall remain in place I I The stock materials must be tree of debris with the iron particle, being for proper operation of the system. non-reactive and non-greased. The Iron-infused media shall have a bulk density ranging from 20 to 30 END OF SECTION I0t3 and particles *Iles ranging from 0.0 to 0.5 Inches. I I 5. Rented Fabric Insert Pleated labrtc insert shall be constructed with a minimum of 75 sq-ft of fabric placed between two aluminum end cape with neoprene gaskets. The overall dimension, of the insert shall be 16.0' 0.0. x 11.5" I.D. x 16.25" tall. The fabric shall meet the following spsoffloatIont 140 pleats measuring 2.125 x 1&25; 100% 3D PC/PET blcomponent falen thickness of 19 mils: Mullen Buret of 96 pei; and ICoulter Poromster of 70 mforon. 1 DATA BLOCK ONE -CARTRIDGE STEEL CATCH BASIN STORMFILTER STRUCTURE CALLOUT ID WATER QUALITY FLOW (CFS) CONVEYANCE FLOW (CFS) RETURN PERIOD OF PEAK FLOW MEDIA TYPE RIM ELEVATION I.E. DIAMETER INLET STUB 4 - I OUTLET STUB CIRCLE CONFIGURATION: OUTLET OUTLET 0 INLET • INLET OPTIONS (AVAILABLE AT EXTRA COST): ❑ OUTLET STUB - OTHER THAN 8" DIAMETER ❑ INLET STUB ❑ OTHER: STQRf? WATER _ , x N A N A G E N E T I N C 2035 N,E, COLUMBIA BLVD,• PORTLAND, OR 97211 (503) 240-3393 • FAXI (503) 240-9553 ST Dauoco --CN�110 K-040C CATCH BASIN STORMFILTER WWI m _~Kb Rt Mat DuC sq aac M OWN ,K, ,,,�. ONE-CARTRIDGE STEEL UNIT 2 DATA BLOCK STORMVATER �° BGIL PRDJEM N0. DRAWING ALE NAME: N A M A G E H E MT9, 2000 C83-1-5,0NG LAST Olt 430 ROT D.L /14/7000 REINFORCING BARS WITH GENERAL NOTES: MINIMUM M OVERLAP RADIAL FLOW RI OUTLET 1) STORMFILTER BY STORMWATER AMAZEMENT INC., PORTLAND, OREGON (800/548-4687). FOR PERIMETER SLAB CARTRIDGE PIPE STUB {STD) (Br CONTRACTOR) B 2.) CATCH BASIN MUST BE SET LEVEL 3.) EXTERNAL PIPING AND COUPLINGS TO BE PROVIDED BY OTHERS. 4-) FLEXIBLE COUPLING TO BE USED AT INLET R OUTLET. FERNCO OR ENGINEER APPROVED. .5 a _ 4 • _ - 5.) PERIMETER SLAB TO BE PROVIDED BY CONTRACTOR a A 4a 6.) STORMFlLTER REQUIRES REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE • S� MANUAL FOR DETAILS. �� . ��MI!!!!T' A 7.) CATCH BASIN STORM FlLTER STRUCTURAL SPECIF1C.ATIONS: A *`_.__..-. I'` '�"'�_•■ii 20,000 LB. .p_ LOAD RATING: 4 - e�%�AN\&NAM HI'_I CONSTRUCTION: 1/4' STEEL PLATE v,i Illy 11���� COATING: CORROSION RESISTANT, ALL SURFACES • !•"``'4Iv Ii I I�i•�� n UNIT WQGHT: b50 LB. ' �yilL.w'N.s`.I! 1 INLET CRATE: 650 LB. IRON 4 _ _�:.:��� PERIMETER SLAB: REQUIRED imis,V v UFTING EYE (Tip) . d . SOLID LID INLET GRATE B INLET PIPE STUB (OPTIONAL) CATCH BASIN STORMFILTER - PLAN VIEW 411 SCALE N.T.S. PERIMETER SLAB 3,000 PSI CONCRETE BY CONTRACTOR) 2-A4 REINFORCING BARS 4'-77 a D-S- BY bANTRACTOR) _ Il�il���l�l�l.l\I.I.161MI� -_ _ 6 FR I — --I C fLEET %� ' M 2'-2 3/4' OVERFLOW ell WEIR CREST 3'-a 3/e I . iii•'____ B CuliET PIPE �:/' STUD (STD) WV�S ()VERfLDW • WEIR WITH RLTER CHAMBER INLET/OUTLET CHANTER CLEANOUT C1i4 g B EA 1 CLEANOUT OPENING OUTLET IN OVERFLOW WEIR rf t 2' 2-5 CATCH BASIN STORMFILTER - SECTION VIEW 40 CATCH BASIN STORMFILTER - SECTION VIEW iiil 9fYtL PETS. SCALE H.T.S. The OTOEMITATEB MANAGEMENT StonnPtlter 05. PA'1£NL No. 6,322,629. ti1''I CITY OF TIOARD Community Development Shaping A 43etterCommunity .qtr. 120 DAYS = 7/17/2002 FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2002-00002 Type II Land Use Application FILE TITLE: ANDRUS OFFICE BUILDINGS APPLICANT: Peter Magaro OWNER: Michael Andrus 10570 SW Citation Drive 7155 SW Beveland Beaverton, OR 97008 Tigard, OR 97223 REQUEST: The applicant is requesting Site Development Review approval to construct 14,100 square feet of office space in two phases. Phase one will include construction of a parking area and street improvements to serve the existing structure, with subsequent construction of an 8,100 square foot office building. Phase two will be developed on the abutting property and will consist of a parking area and a 6,000 square foot office building. LOCATION: 7115 and 7155 SW Beveland Street; WCTM 2S101AB, Tax Lots 2100 and 2201. 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: 18.720, 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: ❑ TYPE I Z TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: MARCH 20, 2002 DATE COMMENTS ARE DUE: APRIL 3, 2002 I HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM Li PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: APRIL 30, 2002 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP Z LANDSCAPING PLAN ® IMPACT STUDY ® SITE PLAN ® SITE ELEVATIONS ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ GEOTECH REPORT ® OTHER: MISCELLANEOUS STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, Ext. 407 Project: L .4-,-Vn.t SPR- l-AA70L AND USE APPLICATION Date: 2-17/02 COMPLETENESS REVIEW ( I COMPLETE NrINCOMPLETE STANDARD INFORMATION: dcy (I Deed/Title/Proof Of Ownership L Neighborhood Mtg. Affidavits, Minutes, List Of Attendees ❑ Impact Study(18.390) Ta` 6Fj yryUxh 115 USA Service Provider Letter (❑) Construction Cost Estimate % 212 # Sets Of Application Materials/Plans Pre-Application Conference Notes Envelopes With Postage (Verify Count) PROJECT STATISTICS: N- Building footprint Size % Of Landscaping On Site % Of Building Impervious Surface On Site r4 Lot Square Footage PLANS DIMENSIONED: Building Footprint Q Parking Space Dimensions(Include Accessible&Bike Parking) f;; Truck loading Space Where Applicable • Building Height tRi Access Approach And Aisle • Visual Clearance Triangle Shown ADDITIONAL PLANS: [E1 Vicinity Map u.'-s'r(i Pir-fcce ® Architectural Plan 0 Tree Inventory 12r Existing Conditions Plan [Sr Landscape Plan kr Site Plan ❑ Lighting Plan ^J EE PLAN/MITIG r ION PLAN: L J- 41) Nrbor 4 : t,f^trrec,PIY,,,wa hpr, NA ❑ • T z- I ovr.,1 fieJA ❑ ADDITIONAL REPO TS: list apy special reports) ❑ 1 tL. y r 5t.,j ok,iy) ❑ a) 41,14,4- IA,r RESPONSE TO APPLIC•ABLE CODE SECTIONS: ❑ 1 8.330(Conditional Use) IK 18.620(Tigard inangle Design Standards) - 18.765(Off-Street Parking/Loading Requirements) - ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) ❑ 18.705(Access/Egress/Circulation) - kt 18.780(Signs) ® 18.360(Site Development Review) - ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustments) ❑ 18.715(Density Computations) 18.190(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) 18.720(Design Compaohdity Standards) - 18.795(Visual Clearance Areas) _ El18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards)•- 18.797(Water Resources(WR)Overlay District) o 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(Let tine Adjustment) ❑ 18.740(Historic Overlay) Q 1 8.810(Street&Utility Improvement Standards)- III18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) ® 18.745(Landscaping&Screening Standards) - ❑ 18.510(Residential Zoning District) 18.150(Manufactured/Mobil Home Regulations) igi :/'e9e0r4L-tS ar t, , 18.520(Coma eraal Inning District) 1 8.755(Mixed Solid Waste/Recycling Storage) ❑ - f e...4e0 n sc. IeG io, ('['I4, k t i 1( ❑ 18.530(Industrial Zoning District) 18.760(Nonconforming Situations) ! '' sU``�t` PvFtti t y✓�IS 'Trov1(J1(,,�1 ADDITIONAL ITEMS: S-; n 6 relfon p/bvtit t. -The- T c cT !A.€f o f f co k is et-vat I 11-I 1(e, 011-/rrrL - 1:\curpinlmasters\revised\land use application completeness review.dot REVISED: 17-Jan-01 V 176-L a�l caA -In lcr ^e I4 z) b omp ?) does 5c rec,yi i i Gt p,4 VD 5 kw•ctA 60€44147 kn we y, 1,1444o? 3)E-.L11, d( ).4 - u1( yocril ,9 re.44 4i,,rayn Itt C 191Akr cbr r5 ,-buved- k l edy� Row daccalz6z,(s at rica.",,ievil-✓53.5 k2; Io o� gy /zu2 20"l 37 14/Guitit4,pro 4l ov' c1)131.1 01415 ✓ 5)114€44(441.(4,1 edbutp 5crY 44,1 z i5 ti, rw114( 06,14n 104-4410115? 6'P444.n" 1 51141 X6 (lA„„3i99 = 22411/4 = 1i2 ra,yx6 63t Xz=ILO w PUBLIC FACILITY PLAN Project: Andrus Chem Dry COMPLETENESS CHECKLIST Date: 2119/02 c IJLT ,II-IJ2 GRADING ® Existing and proposed contours shown. • • ' • ,, , . . : : - - • . .wn. a Does proposed grading impact adjacent parcels? /can n with ce nty. Appears they ❑ Yes [No wa to bui d a yst ne all on adjacent arcel to t orth. 614- .6� s�z Adjacent parcel grades shown. N c sow _. 5Il; a--- STREET ISSUES [r'f Right-of-way clearly shown. -No-lab-el- — 3 4L- R . Centerline of street(s) clearly shown. Ne-label- c� 3�i 5 t,L _ ® Street name(s) shown. Er Existing/proposed curb or edge of pavement shown. Notrlearly-,shown:-- 3cJoz ❑ Street profiles shown. N/A ❑ Future Street Plan: Must show street profiles, topo N/A on adjacent parcel(s), etc. ® Traffic Impact Report ® _Street grades compliant? Er Street widths dimensioned and appropriate? , of- L.4 lot ❑ Private Streets? Less than 6 lots and width N/A appropriate? ❑ Other: SANITARY SEWER ISSUES U Existing/proposed lines shown. 3, l z ❑ Stubs to adjacent parcels required/shown? N A WATER ISSUES _ [ xisting/proposed lines w/sizes noted? I4)2 [�E -xisting/proposed fire hydrants shown? Proposed meter location and size I -Proposed fire protection system shown? STgRM DRAINAGE AND WATER QUALITY ISSUES El Existing/proposed lines shown? Not • -• as ti _, a is - % g versus • •pos- :. i az Preliminary sizing calcs for water quality/detention ovided? 442- ['Water quality/detention facility shown on plans? - 3 ly z [/Area for facility match requirements from calcs? I kFacility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? _A A II; o� The submittal is hereby deemed COMPL E (S] INCOMPLETE By: _ Date: February 11, 2002 REVISED: 02/11/02 CITY OF TIGARD OREGON February 14, 2002 Michael Andrus 7155 SW Beveland Tigard, OR 97223 RE: Completeness Review-Andrus Office Buildings, Case File No. SDR2002-00002 Dear Mr. Andrus: The City has received your application for Site Development Review (SDR2002-00002) to construct two office buildings of approximately 6,000 and 8,100 square feet. 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: i 1. Submit 20 copies of your revised and new materials. • 2. Include the 8/16/01 updated set of your preapp notes. The notes you included are from 1997. „ 3. There was no construction cost estimate supplied. rd SG°°°`d1'171"(41 i-8‘$ ,4. The narrative doesn't fully address the requirements of the impact study. I note the traffic report, however, that only addresses the issue of vehicular traffic. Please review and address the criteria in 18.390. • 5. The site plans do not show the visual clearance triangle (this may alternatively be shown on the street improvement/utility plan). (6: There was no tree inventory, and the plans do not clearly indicate which trees will be removed. A treeprotection plan prepared by a certified arborist will be needed for the trees that are proposed to remain. ,/7. The narrative does not address Chapter 18.725 (Environmental Performance Standards), 18.755 (Mixed Solid Waste/Recycling). v 8. Tigard Triangle Standards require screening of mechanical equipment, it is difficult to determine whether adequate screening will be provided by this design. Perhaps an explanation would suffice, but it might be better to indicate where the equipment would be placed, and how tall it was assumed to be in the elevation drawings. ,/9. Street Improvement and Utility Plan. Note that additional right of way to equal 30' ( from centerline will be required. This appears to be 5 additional feet. 10. The 18 items as listed in the attached Engineering Completeness Review. Once this additional information is submitted, staff will deem the application complete and begin the formal review process. You will need to indicate in writing prior to March 8, 2002 whether you intend to submit the additional information necessary to make the application complete, otherwise the application will be deemed complete on March 11, 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 2002 and reviewed with the materials in hand. I should note that because this development application is to correct a continuing land use violation, time is of the essence. If you will be submitting additional information to make the application complete, I would like you to include an estimate as to how much time you will need for your resubmittal. The following comments are not related to the completeness of your application in terms of required submittal materials, but rather are suggestions to remedy potential problems early in the proposed design. Overall, the application does a very nice job meeting the various applicable standards, and is especially diligent with respect to the Tigard Triangle standards. V The phasing plan. The phases are not clear. The site plan labels Phase I and ft, Phase II, with "second phase" labeled along the bottom of Phase I. The narrative describes a different phasing scheme "to install new driveway and parking for future office building while temporarily occupying...the existing structure." I recommend a sketch drawing indicating the various phases as they are proposed to occur, and provide time lines for completing each phase. 2. Your traffic report only addresses Phase I (the 8,100 s.f. building), we cannot approve Phase II without a traffic impact report that addresses that part as well. �3. Parking. The dimensional standards are perfect. However, the proposal to no 614.-,te_ phase in the remaining parking spaces for Phase I as part of Phase II cannot be allowed. It appears that the necessary spaces will be on the property, but this will mean the temporary curbing will have to be adjusted. Also, to address the parking lot screening required for the Triangle Standards, perhaps a small raised planter at the entrance to the parking area (i.e. 18" high with allowance for small shrubs to grow). 4. ✓ Narrative. The narrative provides good responses to several code chapters, but is insufficient in others. I recommend re-examining the criteria found in Chapters 18.360 (Site Development Review), 18.390 (Impact Study), and 18.790 (Tree Removal). If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 407. Since ely, organ T acy Associate Planner Enclosure C: SDR2002-00002 Land Use File is\curpin\rnorgan\workspace\.sdr\sdr2002-00002(chem-dry)\sdr2002-00002 incomplete.doc PUBLIC FACILITY PLAN Project: Andrus Chem Dry COMPLETENESS CHECKLIST Date: 2/11/02 GRADING ® Existing and proposed contours shown. Existing shown, but proposed not shown. ❑ Does proposed grading impact adjacent parcels? I can not tell with certainty. Appears they ❑ Yes ❑ No want to build a keystone wall on adjacent parcel to the north. ❑ Adjacent parcel grades shown. Not clearly. STREET ISSUES ❑ Right-of-way clearly shown. No label ❑ Centerline of street(s) clearly shown. No label ® Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. Not clearly shown. ❑ Street profiles shown. N/A ❑ Future Street Plan: Must show street profiles, topo N/A on adjacent parcel(s), etc. ® Traffic Impact Report ® Street grades compliant? ❑ Street widths dimensioned and appropriate? Not dimensioned. ❑ 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? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Not clear as to what is existing versus proposed. ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: � Date: February 11, 2002 REVISED: 02/11/02 CITY OF TIGARD OREGON March 19, 2002 Michael Andrus 7155 SW Beveland Tigard, OR 97223 RE: Completeness Review-Andrus Office Buildings, Case File No. SDR2002-00002 Dear Mr. Andrus: The City has received the information necessary to begin the review of your Site Development Review application (SDR2002-00002). Staff has, therefore, deemed your application submittal as der complete decision from the date review an process. The estimated time for rendering a 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. 407. S4-71'"ncerely, Morgan Tracy Associate Planner Enclosure C: SDR2002-00002 Land Use File i:\curpin\morgan\workspace\sdr\sdr2002-00002(chem-dry)\sdr2002-00002 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD ,A, PRE-APPLICATION CONFERENCE NOTES CITY Or ` DAMON Community'Development (Pre-Application Meeting Notes are Valid for Six (6) Months) StuapingABetterCommunity NON-RESIDENTIAL PR(-APP MTG.DATE- SIAIT AT PRE-APP a , ; . a /7 I . APPLICANT: 1�M 1�,CIrvRe..I (\ODe 0 S AGENT: Phone:(Sc ) (Day -Tito Lo Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: ritSS SW ReAEL..Av.)D - TAX MAP(S)/LOT #(S): 5 tot AN -O i n 0 _ NECESSARY APPLICATIONS: St* tOrti.tW THE -Tiaftkp TRic C-LE PROPOSAL DESCRIPTION: 0 PhitE v.inf cr to CAnmtdiC7 2 cur to,Lb;la G'S COMPREHENSIVE PLAN MAP DESIGNATION: In,,,--; —USE, EenOo ZONING MAP DESIGNATION: _ME CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: EqS1 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. Sc:. 1 MINIMUM LOT SIZE: sq. ft. Average Min. lot width: a0 ft. Max. buildin height: LIS ft. Setbacks: Front ?K A� ft. Side 0 ft. Rear O ft. Corner O ft. from street. MAXIMUM SITE COVERAGE: V. % Minimum landscaped or natural vegetation area: X. %. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) 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 submittingyour application or the application w_ill 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. (lIT Of i1GARD Pre-Application(onference Notes Page I of 9 ICON n<demul ApPlx mon/PL*n*, Dnmon kown NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: , Minimum access width: S,p� Minimum pavement width: y` All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030] WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. SPECIAL SETBACKS [Refer to Code Chapter 18.7301 • STREETS: feet from the centerline of • LOWER INTENSIT ONES: feet, along the site's boundary. • FLAG LOT: 10-FOOT S YARD SETBACK. SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: ). A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual building setbacks will be at least half(1/2) of the building's height; and • 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. afY Of IIGARD Pre-Application Conference Notes Page 1 of 9 NOW to deaud£ppIKAnon/Plano`Danwn Sean. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: QS feet along north boundary. feet along east boundary. feet along south boundary. 0 feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: c25 Scr . LANDSCAPING (Refer to Code Chapters 18.745,18.765 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 indude the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. RECYCLING (Refer to Code Chapter 18.1551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be. reached at (503) 625-6177. PARKING (Refer to Code Section 18.165.0401 REQUIRED parking for this type of use: Ifli N. a,`1 f1000 mac L( t /1000 Parking SHOWN on preliminary plan(s): ZZ rntay rnee4 rr,;,,:,,,,,ot SECONDARY USE REQUIRED parking: !J/P Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three(3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. LOADING AREA REQUIREMENTS (Refer to Code Section 18.165.0801 ,l /6 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be t"( provided with a loading space. The space size and location shall be as approved by the City Engineer.. CITY OF TFGARO Pre-Applrcauon Conference Notes Page I of 9 MOM Androwd Applkahwn/Plawwt Orman Stowe BICYCLE RACKS (Relerta Code section 18.7651 • S/loon - rl VW' {‘,,;t pre1;err, 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. -'o ' °l SENSITIVE LANDS (Refer to Code Chapter 18.1751 C The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR y` DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON ..o •� UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- ai application conference based on available information. HOWEVER, the responsibility to precisely (y identi sensitive land areas and their boundaries is the ressonsibilit of the a••licant. Areas o ;, meeting the definitions of sensitive lands must be dearly indicated on plans submitted with the .�0 r development application. r 3 Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands a areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. 4) c� STEEP SLOPES (Refer to Code Section 18.775.080.C) _„- When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be b -I- submitted which addresses the approval standards of the Tigard Community Development Code 2 v Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall T include specific recommendations for achieving the requirements of Section 18.775.080.C. a • E UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. • Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION &ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED SENSITIVE-AREA DEFINITION a 5 TO SENSITIVE AREA CORRIDOR PER SIDE • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet • >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% • 10 to <50 acres 30 feet 1 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25% slope), add 35 feet past the top of ravine` 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary,and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 'Vegetated 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 tcs.denial Appl.alanlelmnmt Dnmmn knian 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 USA 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. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA 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, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST.BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18390.030.0 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: 1 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.; 1 Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; ► Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ); A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.0601] REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY Of TIGARD Pie-Appfuauon Conference Notes Page S of 9 NON Rndennal Appinunon/PLnnnt D«0404%M M. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 183951 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 dear vision area. WATER RESOURCES OVERLAY DISTRICT [Refer to Code Section 18797.0301 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). The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEE1 , unless modified in accordance with this chapter. The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. CID OF FIGARD Pre-Application Conference Notes Page 6 of 9 11041-Andraud l£pplkmaa/Pluaat Onmoa knan D ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.797.1001 t‘iPt 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: D Native plant species currently cover less than 80% of the on-site riparian corridor area; D 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; D That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; D That there will be no infringement into the 100-year floodplain; and Y The average slope of the riparian area is not greater than 20%. 4V IA ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330((ondmoaal Use) / 18.620(Tigard Triangle Design Standards) l/ - 1 8.165(0N-Street Parking/Loading Requirement) 18.340(Director's Interpretation) 18.630(wasiingtoo Square Regional Center) 18.175(Sensitive Lands Review) 18.350(Planned Development) _1_ 18.105(AccessAgress/Grcufation) _ 18.180(Signs) 18.360(Site Development Review) 18.110(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Y anances/Ad1ustment) 18.715(Density(onsputasons) -4 18.190(Tree Removal) 18.380(Toning Map/Text Amendment) K18.720/Design(ompaubdity Standards) 18.795(Visual Clearance Areas) / 18.385(Miscellaneous Penults) 18.725(Environmental Perksmunce Standards) 18.797(Water Resources(WR)Overlay District) y 18-390(Decision Making Procedures/impact Study) _ 18.730(Exceptions To Development Standards) 18.198(Wireless Communiaton Facilities) 18.410(lot line Adjustment) __ 18.740(Historic Overlay) --jam/18.810(Street A Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping A Screening Standards) 18.510(Re sdenual Zoning Oisnsco) 18.750(Manufactured/Mobil Home Regulations) ✓ 18.520((onmeroal Toning Orson) ✓ 18.155(Mired Solid Waste/Recycling Storage) 18.530(Indusmal Toning Ontut) 1 8.160(Nonconforming Situations) • 011 Of IIGARD Pre-Application Conference Notes Page l of 9 N011 A.144n101 Appeal.o/Ptum.ne Ovation Saran • ADDITIONAL CONCERNS OR COMMENTS: - Qt. a ► - I • Y ;•ate C- - - • go-menA 341 F• - -to Css& 1 1 I l I\• . / N t �. r �� — 1 • aa C1,6 • • Ta SAP. cart4:rcvv. • . - •• - 1.- �. �.► . • ►-. 64/ ._ 6 . c _ irsr Lar sr.nc)'ine 1 i - 1S c'pt-i ),lc'eU -k 3O� w�p41-, w'rk fir, a &' uBcv�e,n�. j (ons Sew (Yla Co ' . • • s - Z'EA(n ■ sL Cat 7!C Y,C1n-A Ac_.Cels 6-e}veer] 16TH _ ea em-ent- • PROCEDURE , V 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 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. (IIY Of TIGARD Pre-Application(onlerence Noes Page 8 of 9 NOM And.mul A pIwnwn/lL onu,�Dnnwn knm The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard He.r S ',c ec . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, N�� applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a .prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: flp CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503)639-4111 FAX: (503) 684-1291 E MAIL (staffs first name)@ Ci.Ugard.Or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\pattylmasters1Pre-App Notes Commeroal.doc Updated: 18-Jan-2001 (Engineenng section:preapp.eng) --------------OR Of TIGARO Pre-Application Conference Notes Page 9 of 9 NON A,d,nnil App6unon/Plnnnt N, .wn knron .I. CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the °re- 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: Rip K;L6►t Date: � �� (O� 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): ❑ Vicinity Map 12(: Preliminary Grading/Erosion Control Plan re Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan I� Tree Preservation/Mitigation Plan V Site Development Plan I' Architectural Drawings 1V Landscape Plan (I Sign Drawings Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR'-AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES aO COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. • SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WLL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: It(/' Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis Er— Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural -drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8'/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ 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 ❑ City of Tigard Land Use Application Checklist Page 2 of 5 -Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collec ar streets ❑ Names, addresses and telephone numbers of the owner, devel•.er, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ • Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded ow ers of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark a'2'intervals for 0-10%grades and 5'intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the foil. ing (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easeme ❑ • Public and private sanitary and storm sewer ines ❑ • Domestic water mains including fire hydra'is ❑ • Major power telephone transmission lino (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open s•aces, pathways and other land encumbrances ❑ • The location of all trees with a dia ►eter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and I e present uses of the structures, and a statement of which structures are to remain after platting ❑ • Supplemental information includi • Proposed deed restrictions any) ❑ • A proposed plan for provi '.n of subdivision improvements ❑ Existing natural features incl ding rock outcroppings,wetlands and marsh areas The proposed lot configur. ons, lot sizes and-dimensions, and lot numbers. Where lots are to be used for purposes other than resi.-ntial, it shall be indicated upon such lots ❑ • If any of the foregoing i ormation cannot practicably be.shown on the preliminary plat, it shall be incorporated into a narrative and s .mitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ • The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ • Description of parcel location and boundaries ❑ • Contour lines (2' intervals for slopes 0-10%or 5'for sl--pes >10%) ❑ Location, width and names of streets, easements a . other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within .'of all property lines ❑ • Location and width of all water courses ❑ Location of any trees with 6"or greater caliper :t 4'above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities a,d utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not prec de efficient future land division where applicable ❑ • Future street extension plan showing :. isting and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties Contour line intervals • The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways • Easements on the site and on adjoining properties Li • 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 LI • Loading and service areas Li • Pedestrian and bicycle circulation LI • Outdoor common areas ❑ • Above ground utilities LI • Trash and recyclable material areas El 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 LI • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities LI • Existing or proposed sewer reimbursement agreements LI • Storm drainage facilities and analysis of downstream conditions LI • Locations and type(s)of outdoor lighting considering crime prevention techniques Li • The locations of the following: • All areas to be landscaped Li • Mailboxes LI • Structures and their orientation ❑ Landscape Plan • Location of trees to be removed • Location, size and species of existing plant materials LI General location, size and species of proposed plan materials LI • Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them LI • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used 0 • 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 LI 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 LI 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 fire hydrants Li Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow Li • Location,width and direction of flow of all water courses and drainageways Location and estimated size of proposed storm drainage lines O Whei-e applicable, location and estimated size and dimensions of proposed water quality/detention facility LI Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees LI Program to save existing trees or mitigate tree removal (Section 18.790.030) Li A protection program defining standards and methods to be used during and after construction LI Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use Li • Elevation drawings for each elevation of the structure Li Sign Drawings Specify proposed location, size and height ❑ i:\:curpin\masters\revised\checklistdoe 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES a ➢ ENGINEERING SECTION Q City Moon Development Shaping A Better Community PUBLIC FACILITIES Tax Map(sl: 2S1 01AB Tax LOIN): 2100 8 2201[Andrus) Use Type: Office Buildings 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: ® 18 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with a planter strip ® street trees between sidewalk and curb, spaced per TDC standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Fro-Application Conference Notes Page 1 of 6 E.ul...rlq I.p.rd..ts..11.. [ I Other: • street improvements will be necessary along SW , to include: [ J feet of pavement [ concrete curb [ [ storm sewers and other underground utilities [ -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. [ [ Other: [ [ street improvements will be necessary along SW , to include: [ 1 feet of pavement [ 1 concrete curb storm sewers and other underground utilities -foot concrete sidewalk [ 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 I Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities [ 1 -foot concrete sidewalk street trees [ [ street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb I storm sewers and other underground utilities -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section street trees • I street signs, traffic control devices, streetlights and a two-year streetlight fee. I 1 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 at the southwest corner of the site. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the main sewer line in SW Beveland Street to the east boundary of the site. 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: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section information regarding the quacy of circulation systems, th eed 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. The applicant shall submit a storm drainage plan with the land use application. Onsite detention is required if the impervious area of the site will be increased over 5,000 square feet.. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: X Construction of an on-site water quality facility. [ I Payment of the fee in-lieu. 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. 1) A traffic impact report shall be submitted with the land use application. The traffic engineer should look at the intersections of Beveland/72nd, 72nd/Dartmouth, 68th/Dartmouth, 72nd/Hwy 217 ramps. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section the number of trips which al rojected to result from the propos( 'evelopment. 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. 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 0 line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section The following is a brief ove w of the type of permits issued b, 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: EN ERIN'S DEPART ENT STAFF Phone: (503)639-4171 Fax: (503)684-7297 i\eng\brianr\templates\preap notes-eng dot Revised: April 21, 2000 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION ,, ,. ��'i� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION /,, � ' 'C FOR STAFF USE ONLY Applicant: / ` /IC �"Y , w Address: .11 ,- 56t) �H ") Phone: 2 2 / 7) A6 Case No.: Pe-E-3-0 00Ob li , City: �!S / ) , zip: 97123 Receipt No.: C ( • — i \. Application Accepted By: Contact Person: AO Phone: �27"?2 r� I Date: S o�,PO Property Owner/Deed Holder(s): /r VI /)YI,D/uS { DATE OF PRE-APP.: 111A . • j'' TIME OF PRE-APP.: �(,�G Address: 1 1 S 5 '7CkJ Phone: &20V- 71(p{o PRE APP. HELD WITH: '"1� City: TAW frero Zip: cl ) 223 Rev.12/6/2000 is\curpin1 masters\revised\Pre-App. equest.doc Property Address/Location(s): 'Sr IN i►.a.■ REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted �� QQ tt�� without the required submittal elements) Tax Map & Tax Lot#(s): c5) O -f - Oat-tO We . A Pre-Application Conf. Request Form Site Size: 2 COPIES EACH OF THE FOLLOWING: ] Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn the subject jest property show the location to of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN , MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Filing Fee $240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. ///7/ (g4JH,)z SS 51DR q//ra✓q/ 4✓4AC-1 AT rune 1 dire�ss✓�rn�js Pre-Apps (CD Meetings) August 2001 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Thursday, August 16, 2001 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-App Chuck Martin 503.236-3895 11370 SW Fonner, MLP 10:30 11:00 Pre-app Michael Andrus 503.624-7766 7155 sw Beveland, SDR 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 3:29PM Thursday,August 02,2001 ■-_ CITY of TIGARD a/\,O/\a GEOGRAPHIC INFORMATION SYSTEM - ��-----. VICINITY MB eveland Pre-appl Sanitary Sewer pnalikingEggil a I/ 7 , I d: a gksa � jM ;���R �.`' ` icy hxt� ,„:„,:,.,,,:i..;:At5,;i210V115i14.Wig Legend for TE tail' --. 1.-.--13E4V -- a ELAND ST . I 1 1 i 1 1 i • p N 1Z 1 0 50 100 150 200 Feet Oa � 1"=134 feel #--.----GoNitt-GA-----• ST ►►, City of Tigard Ii Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 I (503)639-4171 http/Awm.ci.tigard.or.us Community Development Plot date:Aug 2,2001;C:lmagicWIAGIC03.APR I ADDITIONAL DOCUMENTS Nov 23; 2001 From:Michael R. Andrus 7155 SW Beveland Tigard,Or 97223 • 101 AA-09100 T •,RD CORPO' • ENTER LTD • RTNE::"IP ATTN: G SPECHT 1 •. MILL N WAY AVERTON, nR 97006 RE: Michael R Andrus Dear Interested Party: Michael R. Andrus is the Owner of the Property located at 7155 SW Beveland Tigard Or. I am considering Proposing a site development review at this location. Prior to applying to the City of Tigard for the necessary permits,I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: December 10;2001 7155 SW Beveland Tigard Or 97223 At 5:30 PM Please Notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at(503)624-7766 if you have any questions. Sincere' i " Opt Michael R. Andrus • 10/21/2003 16:18 5036256179 PRIDE DISPOSAL COMPM PAGE 01/0: p *Ri *D *E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)625-6177 • Fax 503-625-6179 To: e S C1 tee, Fax: 503-a D ���'1l� Date: ‘0 Phone: 503- ,D -8--34 yq Pages: c& Atten: Comments: 1 1 4 • O rr a at R N COVIumOi " •"■ IC•oIr, N Cx 4'.A' C N N WA?palm W O m cow!K mn mow!Km r x,-.•i_.;.w1— -s .1 .( 1w� , w w Mole*corm. canal/7'6 �� 119:2_9!-w-wil r Y` _s11[P.a"!Iq _ /'^_+- _ '�' t CO'Yr-r'•, T !9:_ , , Q •cri •moo EDIT — -- --) • -— 1 1 4.1.7 . 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D �' Julia Fletcher "' Pride Disposal CO Commercial SaleslPublic Relations m 1 503-625-6177 ex 170 ^' LOYD'S ARBORICULTURAL •NSULTING, LLC ARBORIST REPORT CHEM-DRY BUILDING 7115 &7551 SW BEVELAND STREET TIGARD, OREGON co o ?� 70 PREPARED FOR CSA Consulting Engineer °AO I C/O Patrick m z 6 321 SW 4th Avenue -� OC Portland, Oregon 97204 d ' r w BY Rob Lloyd, ISA Certified Arborist October 22, 2003 © Copyright Lloyd's Arboricultural Consulting, LLC 24005 NE 224" St., Battle Ground, WA 98604 • 360.687.1430 • 360.687.1434 fax • LAC @fandlysafewcb.set TABLE OF CONTENTS Scope of work page 1 Summary page 1 Tree Inventory page 2 - Trees to be Preserved ..page 3 Trees to be Removed page 3 Special Considerations page 4 Appendix A- Site Map. page 5 Appendix B- Preservation Standards page 6 Appendix C-Certification of Performance page 7 CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 1 of 7 SCOPE OF WORK As per your request, I have prepared an Arborist report to assist you in the Chem-Dry land development located at 7115 and 7155 SW Beveland Street. I have viewed each of the trees on the drawing, including their outward condition. I did not do canopy inspection, drilling, coring, or excavating of any trees. I have made notes for items that will require special consideration, and assigned a number to each tree. I also prepared the tree preservation standards and performed the calculations necessary - to determine what amount of mitigation would be necessary. SUMMARY There are thirty trees on this site that are the reasoning for this report. Of the thirty trees, twelve of them are exempt from the calculations due to heart rot, decay or them being dead. There are twelve trees that will need to be removed in this project that are not exempt from the calculations. Once these trees and the exempt trees are removed there will be six trees remaining on the site. Mitigation will be required as stated in section 18.790.030, part B, item 2b. There are 239 diameter inches on site that are not hazardous or dead. Of the 239 inches there are 114 inches of trees to be removed that are over 12 inches in diameter and will need to be mitigated. Since the amount of tree inches (from trees over 12 inches in diameter) to be removed is between 25-50%, then 76 inches (2/3) will need to be mitigated. ROB LLOYD,CERTIFIED ARBORIST October 22,2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 2 of 7 TREE INVENTORY This is a complete inventory of every tree on site, including those exempt from calculations. Where"ay." follows the DBH, this indicates multiple trunks that were averaged. There are several trees with more than one trunk that I did not average, but instead recorded both trunks; I did this because I felt it more accurately represents the true size of the trees crown. # Species DBH Ex. Stat. Fence Notes 1 Birch 18 N R Remove for development 2 Apple 10 N R Remove for development 3 Locust 8 N P 8' FB Needs cable for inclusion 4 Ash 10 N P 10' FB Fencing based from trunk at point originating from ground 5 Dead 8 Y R Dead _- 6 Dead 20 Y R Dead 7 Ash 30 Y R Heart rot, decay& previous failure 8 Plum 12A N P 8' FB Should prune out deadwood 9 Plum 15A N P 12' FB Should prune out deadwood 10 Ash 10 N P 10' FB 11 Ash 22A Y R Heart rot, decay& previous failure 12 Ash 20 Y R Heart rot, decay&previous failure 13 Ash 9 Y R Poor architecture;will be exposed when 11 & 12 are removed 14 Ash 10&10 N R Remove for development 15 Ash 11,10,9,11 Y R 2 of 4 stems are subject to failure 16 Ash 15 N R Remove for development 17 Ash 9&11 N R Remove for development 18 Ash 8&12 Y R Upper half of tree is dead/diseased 19 Ash 7,16, 8 N P 16' FB Center stock has heart rot, prune to reduce weight and reach 20 Ash 17 Y R Previous failure, dieback, poor architecture. Will fail eventually 21 Ash _11,7,7 Y R Heart rot and previous failure 22 Ash 10,15,17 Y R More than 50%of top dieback 23 Ash 11 N R Remove for development 24 Ash 9 N R Remove for development 25 Ash 16,6,9,11 Y R More than 50% of top dieback 26 Ash 11 N R Remove for development 27 C. Pear 10 N _R Remove for development 28 Ash 9 N R Remove for development 29 Hawthorne 20A N R Remove for development 30 Pine 21 N , R Remove for development ROB LLOYD,CERTIFIED ARBORIST October 22, 2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 3 of 7 TREES TO BE PRESERVED The following are the trees that will be preserved in this project. # Species DBH Fencing Notes 3 Locust 8 8 FB Needs to have cable installed for area of inclusion. 4 Ash 10 10 FB Trunk has large sweep, fencing should be base from point where trunk originates from ground. 8 Plum 12 ay. 8 FB Should prune to remove deadwood 9 Plum 15 ay. 12 FB Should prune to remove deadwood 10 Ash 10 10 FB 19 Ash 7,16,8 16 FB Center stock has heart rot. Pruning should be done to reduce end weight and reach of center stock only. All fencing calculations are from the base(FB) out in all directions. TREES TO BE REMOVED Before any trees are removed in this project, all protective fencing must first be installed to preserved trees, and all trees to be removed shall be clearly marked. Removals shall be done in such a manner as to insure that no damage is done to trees to be preserved. ROB LLOYD,CERTIFIED ARBORIST October 22,2003 i • CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 4 of 7 SPECIAL CONSIDERATIONS The following are items that should receive some extra attention or consideration. • The majority of trees on this site are Ash, most with major dieback or heart rot; this is common with the native species of Ash present. Although the requirements state replacement trees of the same species should be replanted if available, I believe it is in the best interest of the landowner and the urban forest that these trees be replaced with a species that is not so prone to disease and die back. • Although tree#3 can be preserved, it has an area of included bark that predisposes it to potential failure in the future. A cable can be installed,but should be considered a temporary solution. Consideration should be given to whether you want to preserve this tree or not. If I can be of any farther assistance in this matter, please do not hesitate to call me. *el/f Rob Lloyd, ISA Certified Arborist#PN 1620 October 22, 2003 • CHEM-DRY DEVELOPMENT ARBORIST REPORT APPENDIX-A Page 5 of7 cCb " 5s. . *`• .),2\ k WI* C) 4 4 if1* i swan. maw. ." — ii1+ r,a ^1. -"..-7-1237 1-7 ; ,• • ' • -4-- 000 Ow- / • X "7 ` I (., r.t) : b:-' ,R7,1F-rgrag . N .; commulks •4,011■*. _ sea \-k • ,To Pot. GotAtiNt., 04) 4 11 ' 11 ■ rs . 1. coits Dve..5 I 4' Ja / I" (AkINNt.. • tf.'I Immo , ,/ I .45 ' DE. "Alai I - 0011011111101 / 1111 C 1111111161' ertrr '4/ I 111! 0 •-•-• " ' ' • , 4;44 V./. oi ! I '451 '1 • I i iEv Co ;1 , 11115 FEN'S. was ) / 0 ,•-nvf 111111 ,_,t vou_ bc to. tt, 1 :pot "fp riAstoky 1 • ; r- • 0 FEivc.e. 1 • sq- - - 1 47-0 0 I ---'-' 41 J. e •'s • 0 Nossordwappro., \ :;:iitass...'11191111111. IBIllrigiskriafir-r \ t4 1 eiraamwmumat-71111inamsPeRmii71111:-.111111:-/IIIV1,1111W_ „s- . I kNvc ,177 I lit( \ V „ \4.10- sr- CA NO MEET ----- ----- - -- .""••■ -•4.- ROB LLOYD,CER riFIED ARBORIST October 22,2003 I CHEM-DRY DEVELOPMENT ARBORIST REPORT APPENDIX-B Page 6of7 TREE PROTECTION STANDARDS I. Prior to the continuation or move in of any other construction related activities,protective fencing shall be placed up to the area directly under the drip line of these trees,or that area identified in the arborist report. 2. At no point shall protective fencing be removed or breached without written consent of the Planning director,project Arborist,or City Forester. 3. No temporary or permanent drainage may be directed into any area that will affectively reach the root zones of the trees to be protected.If necessary,install dry wells,drainage,or drip irrigation to insure water changes will not adversely affect these trees. 4. Neither the contractor nor any related party thereof shall store materials within the protective fencing,nor shall any materials be stored within an area that could contaminate or cause harm to protected trees.These materials include but are not limited to concrete or its wash out,drums,chemicals,fuel containers,and or leaking equipment. 5. If entry inside the protective fencing is necessary,the Planning director and City Forester must first be contacted.Any root pruning or trenching that may be necessary shall be done only under direct supervision of the project Arborist or City Forester. 6. Protective fencing shall not be removed until project is completely finished,and all equipment is removed from site. PROTECTION FENCING STANDARDS 1. Protective fencing shall consist of 5 foot orange construction fencing installed in such a manner that it cannot be accidentally removed or relocated. 2. Signs must be placed every 10 feet on Protective fencing,stating the following information; • Tree Protection Area. • Don not remove or enter fencing • If entry inside this fencing is necessary,written permission must first be obtained by the City Planning Department or City Forester,(503 639-4171). • Non-compliance with tree protection standards can result in fines and a stop work order. 3.Protective fencing must be inspected daily.Any damage to protective fencing shall be repaired immediately. ROB LLOYD,CERTIFIED ARBORIST October 22,2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT APPENDIX-C Page 7 of 7 Certification of Performance I, Rob Lloyd, Certify: • That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and appraisal is stated in the attached report and the Terms and Conditions; _ • That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; • That the analysis, opinions and conclusions stated herein are my own, and are based on current scientific procedures and facts; • That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events; • That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices; • That no one provided significant professional assistance to the consultant, except as indicated within the report. I further certify that I am a member of the International Society of Arboriculture and am a Certified Arborist. Si. ed Dated /44 D? z 3 conditions 1/15/04 onditions Associated With 4:23:53PM T I DE 'M A R K Case #: SDR2002-00002 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 8.The applicant/owner shall submit a revised site plan that shows: A.A walkway,a minimum of six feet in width from the buildings'entrance to SW Beveland. The walkway shall be constructed with scored concrete or modular paving materials. B.Adequate width along the east property line for a buffer meeting the"C"level of buffering as prescribed by TDC Chapter 18.745. This may involve shifting the building and parking area,or the provision of additional screening in the form of a 5 foot tall fence or 6 foot tall wall.The trash enclosure will need to be relocated on the plans in order to provide adequate area for the buffer area. C.The material and height of the proposed trash enclosure(s) D.Four bicycle rack spaces provided for each phase for a total of 8 spaces. The racks shall be located where they are visible from the buildings and/or street. The four bicycle rack spaces shall be installed prior to occupancy of each phase.Include a detail of the bike rack. E.The compact parking spaces shall be marked as"compact"or with a large"C",and the required carpool/vanpool(I space for each phase)clearly marked as such. Carpool/vanpool spaces shall be located as close to the buildings as practicable. F.A walkway connection between the two buildings that meets the standards of TDC Chapter 18.705 and does not extend more than 36 feet without appropriate separation from vehicles. G.The access drive marked with directional arrows and necessary crosswalk striping for the interior walkway connection between the two buildings. 1 REVISED LANDSCAPE PLAN None Met 10/24/03 MET 10/24/03 MET 9.The applicant/owner shall submit a revised landscape plan that shows: A.All trees to be planted at 2?inch minimum caliper size. Any tree planted in excess of the 2?-inch minimum size will be eligible for mitigation credit. B.The east property line screened to a minimum of the"C"buffering combination according to Table 18.745.2 of the Tigard Development Code.In addition,the applicant will be required to plant all trees within the buffer and landscaped areas at a minimum 2?-inch caliper. C.The total number of caliper inches being removed,and show how the required 50%of the removed caliper inches will be mitigated. For any trees that cannot be accommodated on site or off site,a payment in-lieu of planting the balance will be assessed(presently at$125 per caliper inch). 1 BLDG.ELEVATION&FLOOR PLAN None NOT MET MET 5/30/02 PLL 10.Submit revised building elevation and floor plan drawings that show that the mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot over 36 inches in height. 1 LIGHTING PLAN None NOT MET MET 5/30/02 PLL 11.Submit a detailed lighting plan for the exterior of the building. 1 WASTE HAULER LOCATION VERIFICATIC None Met 10/24/03 MET 10/24/03 MET 12. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure(s) meets their requirements. 1 MIXED SOLID WASTE DETAILS None Met 10/24/03 MET 10/24/03 MET 13. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 1 PARKING EASEMENT None Met 11/19/03 MET 11/19/03 MET 14.The applicant/owner shall provide a parking easement agreement from Phase I for the balance of the 17 required parking spaces that are not constructed on Phase II. These spaces are in addition to those required for Phase I. 1 ACCESS EASEMENT None Met 11/19/03 MET 11/19/03 MET 15.The applicant/owner shall provide a reciprocal access easement for the shared driveway serving Phase I and Phase II. 1 TREE REMOVAL AND PROTECTION PLAN None Met 11/14/03 MET 11/14/03 MET Page 2 of 3 CaseConditions..rpt ✓ 1 v Ode 6 October 27,2003 Legal Description for Ingress/Egress for Lot 2 & 3, Beveland An easement for ingress/egress and parking for the benefit of the East 42 feet of Lot 3, and the West 42 feet of Lot 2, `Beveland", in the Northwest Quarter of Section 1, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County,Oregon,more particularly described as follows: Commencing at the Southeast corner of said Lot 3, "Beveland",in the Northwest Quarter of Section 1,Township 2 South,Range 1 West, Willamette Meridian, City of Tigard,Washington County, Oregon; thence South 89°05'00" West a distance of 49.86 feet along the South line of said Lot 3, `Beveland", to the point of beginning; thence North 00°55'00" West a distance of 99.95 feet; thence North 89°05'00" East a distance of 7.86 feet; thence North 00°55'00" West a distance of 46.38 feet; thence North 68°47'34" West a distance 20.55 feet; thence South 21°12'26" West a distance of 13.11 feet; thence South 15°03'33" West a distance of 28.64 feet; thence South 01°06'55" East a distance of 114.39 feet to the South line of said Lot 3, "Beveland"; thence North 89°05'00" East a distance of 23.60 feet along the South line of said Lot 3, "Beveland", to the point of beginning. p?VI: 01 63 oFNAAVD pI.RNN G1�`Y 19!63 ik" • s • 1/16/2004 Conditions Associated With 12:32:43PM TIDEMARK Case #: SDR2002-00 002 COMPUTER SYSTEMS. INC ';nclitiatt • Status p; xle : Title Ilultl Status t It ut ed 13 1 a.,4 8. The applicant/owner shall submit a revised site plan that shows: A. A walkway, a minimum of six feet in width from the buildings'entrance to SW Beveland. The walkway shall be constructed with scored concrete or modular paving materials. B. Adequate width along the east property line for a buffer meeting the"C"level of buffering as prescribed by TDC Chapter 18.745. This may involve shifting the building and parking area,or the provision of additional screening in the form of a 5 foot tall fence or 6 foot tall wall. The trash enclosure will need to be relocated on the plans in order to provide adequate area for the buffer area. C. The material and height of the proposed trash enclosure(s) D. Four bicycle rack spaces provided for each phase for a total of 8 spaces. The racks shall be located where they are visible from the buildings and/or street. The four bicycle rack spaces shall be installed prior to occupancy of each phase. Include a detail of the bike rack. E. The compact parking spaces shall be marked as"compact"or with a large"C",and the required carpool/vanpool(1 space for each phase)clearly marked as such. Carpool/vanpool spaces shall be located as close to the buildings as practicable. F. A walkway connection between the two buildings that meets the standards of TDC Chapter 18.705 and does not extend more than 36 feet without appropriate separation from vehicles. G. The access drive marked with directional arrows and necessary crosswalk striping for the interior walkway connection between the two buildings. 1 REVISED LANDSCAPE PLAN None Met 10/24/2003 MET 10/24/2003 MET 9. The applicant/owner shall submit a revised landscape plan that shows: A. All trees to be planted at 2?inch minimum caliper size. Any tree planted in excess of the 2?-inch minimum size will be eligible for mitigation credit. B. The east property line screened to a minimum of the"C"buffering combination according to Table 18.745.2 of the Tigard Development Code. In addition,the applicant will be required to plant all trees within the buffer and landscaped areas at a minimum 2?-inch caliper. C. The total number of caliper inches being removed, and show how the required 50%of the removed caliper inches will be mitigated. For any trees that cannot be accommodated on site or off site, a payment in-lieu of planting the balance will be assessed(presently at$125 per caliper inch). 1 BLDG.ELEVATION&FLOOR PLAN None NOT MET MET 5/30/2002 PLL 10. Submit revised building elevation and floor plan drawings that show that the mechanical rooftop equipment will be setback from the roof edge 3 feet for each foot over 36 inches in height. 1 LIGHTING PLAN None NOT MET MET 5/30/2002 PLL 11. Submit a detailed lighting plan for the exterior of the building. 1 WASTE HAULER LOCATION VERIFICATIC None Met 10/24/2003 MET 10/24/2003 MET 12. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure(s) meets their requirements. 1 MIXED SOLID WASTE DETAILS None Met 10/24/2003 MET 10/24/2003 MET 13. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 1 PARKING EASEMENT None Met 11/19/2003 MET 11/19/2003 MET 14. The applicant/owner shall provide a parking easement agreement from Phase I for the balance of the 17 required parking spaces that are not constructed on Phase II. These spaces are in addition to those required for Phase I. 1 ACCESS EASEMENT None Met 11/19/2003 MET 11/19/2003 MET 15. The applicant/owner shall provide a reciprocal access easement for the shared driveway serving Phase I and Phase 11. 1 TREE REMOVAL AND PROTECTION PLAN None Met 11/14/2003 MET 11/14/2003 MET Page 2 of 4 CaseConditions..rpt 1/16/2004 Conditions Associated With 12:32:43PM:32:43PM T I D E M A R K Case #: SDR2002-00002 COMPUTER SYSTEMS. INC Won s 16. Provide an arborist report and tree removal and protection plan showing all trees on the site,the size of the trees and which trees are to be removed. Trees shall be identified consistently with the arborist report. Tree protection recommendations from the applicant's arborist,as well as those from the City Forester as stated later in this decision shall be incorporated into the protection plan drawings. The plan shall also include a table summarizing the trees to remain versus those to be removed,the representative percentage of total trees preserved to those removed, and the total caliper inches proposed for removal. The applicant must install the required tree protection measures and have them inspected by the City Forester(Contact: Matt Stine)prior to commencing any site activity. 1 FINAL INSPECTION None NOT MET BDR 5/30/2002 MNK 17. Prior to a final building inspection,the applicant shall pay funds to the City for the future signalization of 72nd Avenue/Dartmouth Street in the amount of$6,909.00. 1 FEE OF SIGNALIZATION None NOT MET BDR 5/30/2002 MNK 18. Prior to a final building inspection,the applicant shall pay funds to the City for the future signalization of 68th Avenue/Dartmouth Street in the amount of$2,133.00. 1 PUBLIC IMPROVEMENTS None NOT MET BDR 5/30/2002 MNK 19. Prior to a final building inspection,the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 1 ASBUILT DRAWINGS RECIEVED None NOT MET BDR 5/30/2002 MNK 20. Prior to final building inspection,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)3 mil mylar,2)a diskette of the as-builts in"DWG"format,if available;otherwise "DXF"will be acceptable, and 3)the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure(manholes,catch basins,water valves,hydrants and other water system features)in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 1 UTILITY LINES FEE None NOT MET BDR 5/30/2002 MNK 21. 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 $5,555.00 and it shall be paid prior to a final building inspection. 1 WATER DESIGN&CONSTRUCTION None NOT MET BDR 5/30/2002 MNK 22. 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. 1 MAINTENCE AGREEMENT None NOT MET BDR 5/30/2002 MNK 23. Prior to a final building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 1 22 PARKING STALLS None NOT MET MET 5/30/2002 MNK 24. The applicant/owner shall construct the required 22 parking stalls prior to final occupancy of the building on Phase I. The remainder of the parking shall be completed prior to occupancy of Phase II. 1 BOND FOR MIGRATION TREES None NOT MET MET 5/30/2002 MNK 25. The applicant shall submit a bond for the mitigation trees that have not been planted, and were not part of the payment in-lieu option. The bond shall reflect the amount of caliper inches to be planted, assessed at$125 per caliper inch. 1 SIGN PERMIT None NOT MET MET 5/30/2002 MNK 26. Prior to installing any signs, apply for a sign permit through a separate process administered by the Development Services Technicians. Page 3 of 4 CaseConditions..rpt LLOYD'S ARBORICULTURAL CONSULTING, LLC ARBORIST REPORT CHEM-DRY BUILDING 7115 &7551 SW BEVELAND STREET TIGARD, OREGON 3 cr 7° PREPARED FOR CSA Consulting Engineer ° `,' '7 C/O Patrick m z 321 SW 41 Avenue O Portland, Oregon 97204 o N w z BY Rob Lloyd, ISA Certified Arborist October 22, 2003 © Copyright Lloyd's Arboricultural Consulting, LLC 34003 NE 224"St., Battle G,...d,WA 98604 • 360.667.1430 • 360.647.1434 hit • LACIi(aat#ysafewer.ost TABLE OF CONTENTS Scope of work page 1 Summary page 1 Tree Inventory ..page 2 Trees to be Preserved page 3 Trees to be Removed page 3 Special Considerations page 4 Appendix A- Site Map. page 5 Appendix B- Preservation Standards page 6 Appendix C- Certification of Performance page 7 CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 1 of 7 SCOPE OF WORK As per your request, I have prepared an Arborist report to assist you in the Chem-Dry land development located at 7115 and 7155 SW Beveland Street. I have viewed each of the trees on the drawing, including their outward condition. I did not do canopy inspection, drilling, coring, or excavating of any trees. I have made notes for items that will require special consideration, and assigned a number to each tree. I also prepared the tree preservation standards and performed the calculations necessary to determine what amount of mitigation would be necessary. SUMMARY There are thirty trees on this site that are the reasoning for this report. Of the thirty trees, twelve of them are exempt from the calculations due to heart rot, decay or them being dead. There are twelve trees that will need to be removed in this project that are not exempt from the calculations. Once these trees and the exempt trees are removed there will be six trees remaining on the site. Mitigation will be required as stated in section 18.790.030, part B, item 2b. There are 239 diameter inches on site that are not hazardous or dead. Of the 239 inches there are 114 inches of trees to be removed that are over 12 inches in diameter and will need to be mitigated. Since the amount of tree inches(from trees over 12 inches in diameter)to be removed is between 25-50%, then 76 inches(2/3)will need to be mitigated. ROB LLOYD,CERTIFIED ARBORIST October 22,2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 2 of 7 TREE INVENTORY This is a complete inventory of every tree on site, including those exempt from calculations. Where"ay." follows the DBH, this indicates multiple trunks that were averaged. There are several trees with more than one trunk that I did not average, but instead recorded both trunks; I did this because I felt it more accurately represents the true size of the trees crown. # Species DBH Ex. Stat. Fence Notes 1 Birch 18 N R Remove for development 2 Apple 10 N R Remove for development 3 Locust 8 N P 8' FB Needs cable for inclusion 4 Ash 10 N P 10' FB Fencing based from trunk at point originating from ground 5 Dead 8 Y R Dead 6 Dead 20 Y R Dead 7 Ash 30 Y R Heart rot, decay& previous failure 8 Plum 12A N P 8' FB Should prune out deadwood 9 Plum 15A N P 12' FB Should prune out deadwood 10 Ash 10 N P 10' FB 11 Ash 22A Y R Heart rot, decay& previous failure 12 Ash 20 Y R Heart rot, decay& previous failure 13 Ash 9 Y R Poor architecture; will be exposed when 11 & 12 are removed 14 Ash 10&10 N R Remove for development 15 Ash 11,10,9,11 Y R 2 of 4 stems are subject to failure 16 Ash 15 N R Remove for development 17 Ash 9&11 N R Remove for development 18 Ash 8&12 Y R Upper half of tree is dead/diseased 19 Ash 7,16, 8 N P 16' FB Center stock has heart rot, prune to reduce weight and reach 20 Ash 17 Y R Previous failure, dieback, poor architecture. Will fail eventually 21 Ash 11,7,7 Y R Heart rot and previous failure 22 Ash 10,15,17 Y R More than 50% of top dieback 23 Ash 11 N R Remove for development 24 Ash 9 N R Remove for development 25 Ash 16,6,9,11 Y R More than 50% of top dieback 26 Ash 11 N R Remove for development 27 C. Pear 10 N R Remove for development 28 Ash 9 N R Remove for development 29 Hawthorne 20A N R Remove for development 30 Pine 21 N R Remove for development ROB LLOYD, CERTIFIED ARBORIST October 22,2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 3 of 7 TREES TO BE PRESERVED The following are the trees that will be preserved in this project. # Species DBH Fencing Notes 3 Locust 8 8 FB Needs to have cable installed for area of inclusion. 4 Ash 10 10 FB Trunk has large sweep, fencing should be base from point where trunk originates from ground. 8 Plum 12 ay. 8 FB Should prune to remove deadwood 9 Plum 15 ay. 12 FB Should prune to remove deadwood 10 Ash 10 10 FB 19 Ash 7,16,8 16 FB Center stock has heart rot. Pruning should be done to reduce end weight and reach of center stock only. All fencing calculations are from the base (FB) out in all directions. TREES TO BE REMOVED Before any trees are removed in this project, all protective fencing must first be installed to preserved trees, and all trees to be removed shall be clearly marked. Removals shall be done in such a manner as to insure that no damage is done to trees to be preserved. ROB LLOYD,CER"I Ir'IED ARBORIST October 22,2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT Page 4 of 7 SPECIAL CONSIDERATIONS The following are items that should receive some extra attention or consideration. • The majority of trees on this site are Ash, most with major dieback or heart rot; this is common with the native species of Ash present. Although the requirements state replacement trees of the same species should be replanted if available, I believe it is in the best interest of the landowner and the urban forest that these trees be replaced with a species that is not so prone to disease and die back. • Although tree#3 can be preserved, it has an area of included bark that predisposes it to potential failure in the future. A cable can be installed, but should be considered a temporary solution. Consideration should be given to whether you want to preserve this tree or not. If I can be of any farther assistance in this matter, please do not hesitate to call me. 0,, ,017 Rob Lloyd, ISA Certified Arborist#PN 1620 October 22, 2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT APPENDIX-A Page 5 of 7 1D� 1� 17 WIy4'�1�``, 0. MC °to .).1\ 02 4 f 44,,ash �,• . E. , �� 7 -.___ - I . � � r --r- = ,FC :...:.. _ 44 . i.::I t a4)._ , /! ~w ! R :t r' ,r r4 l I. L 4 '),i �ar= `` NIEN co puR 1 ' • CP4 [ � 4yk vei rcef--if ` S ' \ O � ' �f i I 'PA 1D.VV1r-V O Ne of L Os TL *1, .Afn i. (. _ ' °° ° I + 1I 11111 ( 11111 Of Lar. a :— � '° 11j1I1 ti 1' ' , O 1 � ��� ' FENCE of r I, / Q t IWILL y , PEASSI ; .f ( I • .r - * qt. \ 1 eft I • \on n 0 I �i.I I nr i#C1 A I : :IL $01%--1 ' 0i 0„*....=•441.114kvidwitil -‘411■1&- Tili,VANNPre, ,, . . . ... . r. ; �1�..,. .lam �� ��I:�►�f��1��i IMP Pr-‘1147•'...WINPV . , • 'i \, .4.-______-+______ .' r -- 4--_--- Iv__ -----k +!- ----� I -- ---' ---7--_-�— -- s ROB LLOYD,CERTIFIED ARBORIST October 22,2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT APPENDIX-B Page 6 of 7 TREE PROTECTION STANDARDS 1. Prior to the continuation or move in of any other construction related activities,protective fencing shall be placed up to the area directly under the drip line of these trees,or that area identified in the arborist report. 2. At no point shall protective fencing be removed or breached without written consent of the Planning director,project Arborist,or City Forester. 3. No temporary or permanent drainage may be directed into any area that will affectively reach the root zones of the trees to be protected. If necessary,install dry wells,drainage,or drip irrigation to insure water changes will not adversely affect these trees. 4. Neither the contractor nor any related party thereof shall store materials within the protective fencing,nor shall any materials be stored within an area that could contaminate or cause harm to protected trees. These materials include but are not limited to concrete or its wash out,drums,chemicals,fuel containers,and or leaking equipment. 5. If entry inside the protective fencing is necessary,the Planning director and City Forester must first be contacted.Any root pruning or trenching that may be necessary shall be done only under direct supervision of the project Arborist or City Forester. 6. Protective fencing shall not be removed until project is completely finished,and all equipment is removed from site. PROTECTION FENCING STANDARDS I. Protective fencing shall consist of 5 foot orange construction fencing installed in such a manner that it cannot be accidentally removed or relocated. 2. Signs must be placed every 10 feet on Protective fencing,stating the following information; • Tree Protection Area. • Don not remove or enter fencing • If entry inside this fencing is necessary,written permission must first be obtained by the City Planning Department or City Forester,(503 639-4171). • Non-compliance with tree protection standards can result in fines and a stop work order. 3.Protective fencing must be inspected daily.Any damage to protective fencing shall be repaired immediately. ROB LLOYD, CERTIFIED ARBORIST October 22,2003 CHEM-DRY DEVELOPMENT ARBORIST REPORT APPENDIX-C Page 7 of 7 Certification of Performance I, Rob Lloyd, Certify: • That I have personally inspected the tree(s)and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and appraisal is stated in the attached report and the Terms and Conditions; • That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; • That the analysis, opinions and conclusions stated herein are my own, and are based on current scientific procedures and facts; • That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events; • That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices; • That no one provided significant professional assistance to the consultant, except as indicated within the report. I further certify that I am a member of the International Society of Arboriculture and am a Certified Arborist. Si. ed Dated /a/2 Z/3 • 005 , �� 4. 5-► oa,ova RECEIVED REVISED ARBORIST REPORT 2004 Address of the Report: 7115 & 7155 SW Beveland C17Y OF l IGARD Tigard, OR BUILDING DIVISION Date of the Report: June 9, 2004 Report Submitted To: SI Grace PH: 503-620-6553 Attn: Dalton Brooks FX: 503-620-7934 PO Box 230698 Portland, OR 97281 On June 7, 2004 I reviewed this site to verify number of trees over 6" D.B.H., their specie, size, location and condition. See the tree survey information included herein. Of the 36 trees on site, only 1 tree, #30, a 17" European Birch is viable. All the other trees are non-viable. Non-viable trees include dead, dying, diseased or hazardous. The City of Tigard does not require mitigation for trees 12" and under and non-viable trees. The city requires inch per inch mitigation when all of the trees on the site are to be removed. If not enough area for planting mitigation is available on site, the City of Tigard allows off site mitigation on approved sites. You will need to mitigate with the city off site or contribute to the city tree fund in mitigation value. Total viable trees is 17", therefore 17" to mitigate. No trees from neighboring lots will be affected by the proposed development of this lot, therefore no tree protection plan will be needed. Should you have any questions please call me. Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License # 00187 Residential and Commercial Spraying• Fertilizing• Pruning• Landscape Installation • Landscape Maintenance •Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service#62635 • Landscape Contractor#5659• Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 • Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com t— y/.er':.x; LSD t'x l�r a1 A REVISED TREE SURVEY SI Grace PH: 503-620-6553 June 9, 2004 Attn: Dalton Brooks FX: 503-620-7934 PO Box 230698 Portland, OR 97281 RE: 7155 SW Beveland Rd. Tigard, OR Common Name Specie D.B.H. Additional Comments Viable/ Non-Viable 1 Western Hawthorn Crataegus Avg 6" 6-stem, hazard _ Non-Viable 2 Oregon Ash Fraxinus latifolia 7" Under 12" Non-Viable 3 Pear Pyrus 11" Under 12" Non-Viable 4 Oregon Ash Fraxinus latifolia 11" Under 12" Non-Viable 5 Oregon Ash Fraxinus latifolia 11" Under 12" Non-Viable 6 Oregon Ash Fraxinus latifolia 11" Hazard Non-Viable 7 Oregon Ash Fraxinus latifolia 10" Lean Non-Viable 8 Oregon Ash Fraxinus latifolia 10" Under 12" Non-Viable 9 Oregon Ash Fraxinus latifolia 10" Hazard Non-Viable 10 Oregon Ash Fraxinus latifolia 10" Hazard Non-Viable _ 11 Oregon Ash Fraxinus latifolia 15" Lean Non-Viable 12 Oregon Ash Fraxinus latifolia 10" Hazard Non-Viable 13 Oregon Ash Fraxinus latifolia 9" Under 12" Non-Viable 14 Oregon Ash Fraxinus latifolia 19" Dying Non-Viable 15 Oregon Ash Fraxinus latifolia 8" Dying Non-Viable 16 Oregon Ash Fraxinus latifolia , Under 12" Poor Non-Viable 17 Oregon Ash Fraxinus latifolia Under 12" Poor Non-Viable_ 18 Oregon Ash Fraxinus latifolia Under 12" Poor Non-Viable 19 Oregon Ash Fraxinus latifolia Under 12" Poor Non-Viable 20 Oregon Ash Fraxinus latifolia 16" Rot Non-Viable 21 Oregon Ash Fraxinus latifolia Avg. 10" 3-stem, hazard Non-Viable 22 Oregon Ash Fraxinus latifolia 11" Under 12" Non-Viable 23 Oregon Ash Fraxinus latifolia 10" Dying, rot, hazard Non-Viable 24 Oregon Ash Fraxinus latifolia 13" Hazard Non-Viable 25 Oregon Ash Fraxinus latifolia 17" Hazard Non-Viable 26 Oregon Ash Fraxinus latifolia 9" Lean, hazard Non-Viable 27 Oregon Ash Fraxinus latifolia 7",12" Co-dominant splits, dying, hazard Non-Viable 28 Oregon Ash Fraxinus latifolia 9",11" Co-dominant splits, dying, hazard Non-Viable 29 Scotch Pine Pinus sylvestris 21" , Co-dominant top, potential hazard Non-Viable Residential and Commercial Spraying • Fertilizing• Pruning• Landscape Installation •Landscape Maintenance • Consultation MEMBER: National Arborist Association • International Society of Arboriculture •Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service#62635 • Landscape Contractor#5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 • Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com RE: 7115 SW Beveland Tigard, OR Common Name Specie D.B.H. Additional Comments Viable/ Non-Viable 30 European Birch Betula pendula _ 17" Viable 31 Apple Malus 10" Multiple tops Non-Viable 32 Oregon Ash Fraxinus latifolia 20" , Structural defects, hazard Non-Viable 33 Wild Plum Prunus , 11" , Structural defects, hazard Non-Viable 34 Pussy Willow Salix discolor 12" Structural defects, hazard Non-Viable 35 English Walnut Juglans regia 9" Lean Non-Viable 36 Oregon Ash clump _ Fraxinus latifolia Avg. 12" 5-stem, structural defects, hazard Non-Viable 21.1„....■■•------ MILDREN DESIGN GROUP,P.C. ARCHITECTURE • SPA('F.PLANNING 7650 S.W.Beveland,Suite 120 Tigard,Oregon 97223 Voice:503-244-0552 Fax 503-244-0417 LETTER OF TRANSMITTAL To: City of Tigard Date: August 16,2004 13125 SW Hall Blvd. Tigard,Oregon 97223 Attention: Engineering Department,Shirley Treat Copy to: Project Name: 7155 S.W.Beveland buildings Project Number: 103317 SDR 2002-00002 Number of copies: Description: 1 each of 1 Check for$100 for address assignment - For your use _ For approval X For your review _ As requested Remarks: Signed: Jack Kriz Mailed _ To be picked up X Delivered via MDG P:\103317\wp\trCoTed.st.l.wpd