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SDR2001-00005
DNIIGIElfl HDI330 NII ,i,2iVLAI S0000TOOflI US NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2001-00005 CITY OF TIGARD VARIANCE (VAR) 2001-00016 Community(Development Shaping Better Community MARTIN OFFICE BUILDING 120 DAYS = 11/2/2001 SECTION I. APPLICATION SUMMARY FILE NAME: MARTIN OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2001-00005 Variance (VAR) VAR2001-00016 PROPOSAL: The applicant is proposing to demolish an existing single-family home and accessory structure in order to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. A variance is requested in order to reduce the required 20-foot setback to 10 feet at the southern property line where the project abuts an residential (R-12) zone. OWNER: Jorene Moodhe APPLICANT: Renaissance Development Corp. 585 Madrona Lane 1672 SW Willamette Falls Drive Sherwood, OR 97140 West Linn, OR 97068 LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1. Provide a plan showing a 6-foot wall along the east property line. 2. Provide a detail of the proposed trash enclosure and a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard setback or in a yard adjacent to a public or private street and construct accordingly. 3. Provide a plan showing at least 5% of the total long-term parking spaces reserved for carpool/vanpool use. 4. Provide a plan that shows a 9-stall bicycle rack within 50 feet of the main entrance of the building and designed according to Section 18.765.050.C. of the Tigard Development Code. 5. Provide information regarding the proposed use, and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site, the applicant must provide a minimum of one (1) loading space according to Section 18.765.080.B of the Tigard Development Code. 6. Pay a fee in-lieu for 118, 2-inch trees equaling 236 inches. 7. Provide a lighting plan to be reviewed by the City of Tigard Police Department. 8. The applicant shall pay a traffic impact fee of $54,694 for the proposed 17,270 square foot office building. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 9. Prior to issuance of a site permit, a public improvement permit and compliance agreement is required for this project to cover the half-street improvement work in SW Coral 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 improvement 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). 10. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 2 OF 23 11. The applicant shall provide a construction vehicle access and parking lan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 12. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, 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: Kit Church, Engineering). 13. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local commercial industrial street from curb to centerline equal to 17feet; 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. 5 foot concrete sidewalk; F. street trees behind the sidewalk 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 Coral Street in a safe manner, as approved by the Engineering Department. 14. A profile of SW Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 15. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 16. Prior to issuance of the site permit, the applicant shall demonstrate that they have obtained the proposed private storm drainage easement from the owner of Tax Lot 4900. 17. 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. 18. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 3 OF 23 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 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 a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 21. The applicant shall either place the existing overhead utility lines along SW Coral 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 $5,225 and it shall be paid prior to a final building inspection. Since there are utility poles at each end of the site frontage, the City Engineer will prefer that these lines be placed underground. 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. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records and could not find any previous land-use cases associated with the subject property. Vicinity Information: The subject site is located on the south side of SW Coral Street. The site is bordered on the east and a portion of the south side by property zoned (R-12) Medium Density Residential. Property to the west is zoned (C-P) Professional Commercial and property to the north is separated by SW Coral Street. Site Information and Proposal Description: The applicant is proposing to demolish an existing single-family home and accessory structure in order to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 4 OF 23 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.370 Variances and Adjustments) 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-P: Professional Commercial District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-P Proposed Minimum Lot Size 6,000 sq.ft 33,541 sq.ft. -Detached unit - -Boarding,lodging,rooming house - Minimum Lot Width 50 ft 190 ft. Minimum Setbacks -Front yard 0 ft[6] 85 ft. -Side facing street on corner&through lots[1] - - -Side yard 0/20 ft[3] 70 ft. -Side or rear yard abutting more restrictive zoning district - -Rear yard 0/20 ft[3] 10 ft. -Distance between front of garage&property line abutting a public or private street. - Maximum Height 45 ft >45 ft. Maximum Site Coverage[2] 85% 78 Minimum Landscape Requirement 15% 20.1% As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the C-P zone. FINDING: Based on the analysis above, the Site Development Review criteria have been satisfied. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 5 OF 23 B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Variances and Adjustments (18.370): Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 below. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The proposed reduction to the rear yard setback from 20 feet to 10 feet is not detrimental to this title, or to any other policies, standards or other property. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The Martin Office Building site (Tax Lot 4400) is zoned Professional Commercial (C-P) and along the southern property line there is a parcel (Tax Lot 4801) zoned Medium-High Density Residential (R-12). The City of Tigard's Development Code Section 18.520 calls for a minimum setback of 20 feet where a commercial zone abuts any residential zone. However, the residential property in question is developed as a parking lot for the adjoining office building to the west that is zoned Professional Commercial (C-P). Before the property was annexed into the City of Tigard, Washington County Land-Use allowed the property to be developed as a parking lot to act as a buffer between commercially zoned properties and residentially zoned properties. All properties surrounding the residential property are zoned Professional Commercial. The properties in question are also part of the Washington Square Regional Center, which are scheduled to be rezoned to Mixed Use Employment (MUE-2), which will eliminate the R-12 zoning designation of tax lot 4801. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The proposed office use of the Martin Office building will remain in compliance with all other applicable criteria of the C-P zone. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and The proposed reduction to the rear yard setback from 20 feet to 10 feet has no effect on existing or natural systems, traffic, drainage, landforms or parks. There are no adverse effects by the granting of this variance that would occur if the development were developed as specified in the title. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 6 OF 23 The requested variance to reduce the rear yard setback from a 20-foot setback to a 10-foot setback is the minimum variance, which would alleviate the hardship. The area is to be rezoned in the future to Mixed-Use Employment, which would eliminate the need for a 20-foot setback. The residential property in question is developed as a parking lot and the property is a residential spot zone within a Professional Commercial (C-P) zoned area. FINDING: This Variance criteria are met as the applicant has shown that the project will be enhanced and there will be no adverse effects as a result of granting this variance. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Coral Street. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed at this time. The only possible parcel to agree to utilize jointly the same access and egress is the abutting parcel to the east, which is zoned R-12 Medium Density Residential. However, the residential property is developed with a single-family home. Therefore, this standard does not apply. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The subject site is accessible from SW Coral Street, a public street. Therefore, this criterion is met. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in i accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, includin the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the samelot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb fine. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 7 OF 23 The proposed site plan shows the curb cut at the entrance drive to be constructed out of concrete. The width of the driveway approach is approximately 30 feet. Therefore, this standard has been met. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans submitted, a concrete walkway extends from the main entrance on the north facade of the proposed building to the northern property line and connects to SW Coral Street. Therefore, this criterion has been met. Wherever required walkways cross vehicle access driveways or arking lots such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The proposed walkway connecting to SW Coral Street crosses the proposed parking lot for a length of 30 feet. However, the applicant has indicated that the portion of the walkway that crosses the parking lot will be stripped accordingly. Therefore, this standard has been met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one point of access from SW Coral Street into the parking lot that is 30- feet wide. Therefore, this standard has been met. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The site plan shows the access drives to accommodate for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 8 OF 23 To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The location of the access drive will not create hazardous conditions. Further discussion of the access drive can be found in Chapter 18.810 (Street and Utility Improvement Standards) of this decision. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The proposed site has approximately 190 feet of frontage on SW Coral Street. The Site Plan shows 7 Flowering Cherry trees to be used as street trees and planted 20 feet apart from each other at a 2-inch caliper. Therefore, this standard is met. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Property to the east and a 70-foot section of the southern property line are zoned (R-12) Medium Density Residential. Property to the north is separated by SW Coral Street and property to the west is zoned (C-P) Professional Commercial. According to the buffering matrix (Table 18.745.1) the site is required to provide buffering according to the "D" buffering standard along the eastern property line and the 70-foot section of the southern property line zoned R-12. According to the site plan, the property will be screened using the D-3 option of the "D" buffering standard, which includes a 10-foot buffer with a combination of ground cover (Kinnikinnick) and 12 Flowering Cherry trees. However, the applicant has proposed a 6-foot sight obscuring chain link fence. According to the requirements of the D-3 buffering option, the applicant must provide a 6-foot wall along the east property line to satisfy the buffering standard. The southern property line will be developed with a 6-foot rock retaining wall and a 10-foot setback that will be planted with 9 Chinoki Cypress trees along the portion of the southern property line that abuts the residentially zoned property. The site plan also shows the southern property line to be screened with 5 Oregon Grape plants and ground cover (Kinnikinnick). NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 9 OF 23 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 proposed parking area is setback 22 feet from SW Coral Street and is screened by using the proposed street trees along with 7 Oregon Grape bushes and an 80-foot long rock retaining wall. The portion of the parking area that can be seen from the western property line is screened with 5 Oregon Grape plants planted in a 10-foot buffer. The site plan shows the 54-stall parking lot to be developed with 6 landscaped islands consisting of Flowering Cherry trees, Oregon Grape and ground cover (Kinnikinnick). Therefore, this standard has been met. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION:Provide a plan showing a 6-foot wall along the east property line. 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 chosen to address the Minimum Standards method, which is discussed below and has provided a sign-off letter from Miller's Sanitation. Therefore, this standard has been met. Minimum standards method. Specific requirements: a.Multi-unit residential buildings containing.5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. b.Non-residential buildings shall provide a minimum storage area of 10 square feet, plus:1) Office: 4 square feet/1,000 square feet gross floor area (GFA). 2) Retail: 10 square feet/1,000 square feet GFA. 3) Industrial: 6 square feet/1,000 square feet GFA. 4) Institutional: 4 square feet/1,000 square feet GFA. 5) Other: 4 square feet/1,000 square feet GFA. The proposed development consists of an office building with a gross floor area of 17,270 square feet. Per the above specifications, the required storage area is 10 square feet + 17.27 x 4 = 79 square feet. The site plan shows a 140-square foot enclosure. Therefore, this standard is met. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 10 OF 23 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. According to the location standards, no exterior storage area shall be located within a required front yard setback or in a yard adjacent to a public or private street. According to the site plan, the proposed trash enclosure is adjacent within the front yard, which is adjacent to SW Coral Street. Therefore, the applicant is required to provide a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard adjacent to a public or private street. 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 indicated that the refuse container will be located within a 140 square foot enclosure. The proposed enclosure will be constructed with 6-foot walls with a 10-foot-wide secure gate. However, the applicant has not provided a detail of the proposed trash enclosure. Therefore, the applicant will be conditioned to provide a detail of the enclosure to be used. FINDING: Based on the analysis above, Staff finds that the Mixed Solid Waste and Recyclable Storage standards have not been met. CONDITION: Provide a detail of the proposed trash enclosure and a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard setback or in a yard adjacent to a public or private street and construct accordingly. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 11 OF 23 The parking lot associated with this project, at the furthest point away from the building, is 70 feet. Therefore, this standard is met. Joint Parking_ Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e. that with the largest proportion of total floor area within the development at 100a/o of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second larggest percentage of total floor area within the develo ment, at 90% of the vehicle parking required"for that use in Section 18.765.060; 3 Subse Subsequent use or uses, at 80% o the vehicle parking required for that use(s) in Section .765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The project is not considered a mixed-use project. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot will exceed 20 long-term parking spaces. Therefore, the applicant will be conditioned to provide a plan showing at least 5% of the total long-term parking spaces reserved for carpool/vanpool use. 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 site plan shows the site will have a total of 54 parking stalls. According to the State of Oregon Uniform Building Code and federal standards, a parking lot with 51-75 parking stalls is required to provide 3 stalls that are ADA accessible. The site plan shows 3 ADA accessible parking stalls located near the front entrance of the proposed office building. Therefore, this standard has been met. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 12 OF 23 Access Drives: With regard to access to public streets from off-street parking: access drives from the street fo 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. Plans show no structures within the visual clearance triangle. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety . The plans submitted show the parking lot to be stripped. Therefore, this standard has been met. 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 site plan shows a 3-foot overhang to be provided along the boundary of the project and along the interior walkway along the proposed building. Therefore, this standard has been met. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's plans indicate that all parking stalls will meet the minimum dimensions for both the standard and compact parking stalls (7.5 x 18.5 standard and 7.5 x 16.5 compact). Plans provided show that 25 of the 54 parking stalls will be considered compact. Aisle widths meet the minimum standard of 24 feet. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 13 OF 23 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 arking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1 ,000 square feet. Therefore, the proposed building (17,270 square feet) will be required to provide a 9-stall bicycle rack. The applicant has not addressed bicycle parking in the narrative or the site plan. Therefore, the applicant will be required to provide a plan that shows a 9-stall bicycle rack. Bicycle Parkingg 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 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 arking 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 bicycle rack to be used, therefore, Staff is unable to confirm that this standard is met. Therefore, the applicant will be required to provide a plan that shows the bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-p arking requirement for a office use is 0.5 spaces per 1,000 square feet. The proposed building will be 17,270 square feet. Therefore, the site is required to provide a 9-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. Table 18.765.2 states that the minimum parking for an Office Use is 2.7 spaces per 1,000 square feet and the maximum is 4.1 spaces per 1,000 square feet. Based on 17,270 square feet of office building, the applicant is required to provide a minimum of 46 and a maximum of 70 parking spaces. The plans provide 54 parking spaces. Therefore, this standard is satisfied. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 1D,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 14 OF 23 The applicant has not indicated whether or not the proposed use will receive or distribute material or merchandise from the proposed building. Therefore, the applicant must provide information regarding the proposed use, and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site, the applicant must provide a minimum of one (1) loading space according to 18.765.080.B of the Tigard Development Code. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide a plan showing at least 5% of the total long-term parking spaces reserved for carpool/vanpool use. • Provide a plan that shows a 9-stall bicycle rack within 50 feet of the main entrance of the building and designed according to Section 18.765.050.C. of the Tigard Development Code. • Provide information regarding the proposed use, and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site, the applicant must provide a minimum of one (1) loading space according to Section 18.765.080.B of the Tigard Development code. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. According to the existing conditions plan and the applicant's narrative, all trees on the site are to be removed. There are 12 existing trees greater than 12 inches with a total caliper of 286 inches. The landscape plan shows 25 new 2-inch trees to be planted for a total of 50 mitigated inches. The applicant has indicated that the remaining 236 inches will be mitigated as a fee in-lieu. Therefore, the applicant will be required to pay a fee in-lieu for 118, 2-inch trees equaling 236 inches. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. CONDITION: Pay a fee in-lieu for 118, 2-inch trees equaling 236 inches. 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 NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 15 OF 23 clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. No obstructions are shown or have been proposed within the visual clearance triangle. Therefore, this standard is met. 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 sections and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The site is not in an area identified as prone to sliding. The proposed building is situated as to provide for adequate light and air circulation and is surrounded by landscaping. The Building Division has made fire-fighting considerations later in this decision. The proposed alterations to the site will not change the existing grade significantly enough to disturb the natural or physical environment. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 16 OF 23 All windows are oriented toward the parking lot and open areas of the site. However, the City of Tigard Police Department has reviewed this project and has asked for a lighting plan. Therefore, the applicant must provide a lighting plan to be reviewed by the City of Tigard Police Department. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site is not adjacent to an existing or a proposed transit route. The nearest transit route is SW Greenburg Road. The nearest Tri-Net Transit Center is located at Washington Square, which is less than one-half mile from the site. Therefore, no new transit facilities are required with this application. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (C-P) Professional Commercial Zoning District have been addressed earlier in this decision under Section 18.520.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have not been met. CONDITION:Provide a lighting plan to be reviewed by the City of Tigard Police Department. D. Street And Utility Improvements StandardslSection 18.810): Chapter 18:810 provides construction standards or the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local commercial industrial street to have a 50-foot right-of-way width and a 34-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 Coral Street, which is classified as a local commercial industrial street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. No additional ROW dedications are required. SW Coral 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 the roadway. The applicant's plans indicate they will construct these improvements as a part of their project. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 17 OF 23 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 a new concrete sidewalk along with the half-street improvement of SW Coral 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 main line in SW Coral Street that has sufficient capacity to serve this development. The applicant's Tans indicate they will tap the main line and extend a new service lateral to the proposed building. There is an existing service lateral for the existing home that will be abandoned. 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). The site slopes to the southeast. Upstream flows in SW Coral Street will be collected by the existing storm drainage line in the street, with modifications and the addition of a new catch basin at the east end of the improvements. 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. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 18 OF 23 The applicant submitted a hydrologic study with the application that shows that they will need approximately 800 cubic feet (cf) of detention volume for this development. The applicant proposes to install an onsite detention vault, with a volume of approximately 840 cf. The vault will have sufficient capacity to meet the CWS 25-year detention standard. The applicant's plan also shows that they plan to extend a private storm line southerly from the site, across Tax Lot 4900, to the existing storm main in SW Locust Street. Their materials imply that they have obtained a 10-foot-wide easement from the owner of Tax Lot 4900, but Staff has not yet seen the easement document. Prior to construction, the applicant shall provide a copy of the easement to the City. 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. No bikeways are associated with this project. Therefore, this criterion 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. No bikeways are associated with this project. Therefore, this criterion 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. No bikeways are associated with this project. Therefore, this criterion 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 existin utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 19 OF 23 There are existing overhead utility lines along the south side of SW Coral 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 190 lineal feet; therefore the fee would be $5,225.00. There are utility poles at each end of the site frontage, which would allow fairly easy undergrounding along this site frontage. The City Engineer will prefer that the lines be placed underground in this case. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing main line located in SW Coral Street. The applicant's plans show they will tap the main twice for domestic and fire protection services. The applicant must obtain permit approval for this work from TVWD prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans indicate they will provide two, Stormwater Management catch basin filters to treat the additional impervious area on this site. The preliminary sizing calculations show that two of these units will sufficiently treat the runoff from 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 unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 20 OF 23 The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A grading and erosion control plan was provided with the applicant's materials. A more detailed review of this plan will be conducted during the construction plan review phase. 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. If the applicant does not know how many suites will be created, they must estimate a number. 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. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $54,694 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 $170,918 ($54,694 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $116,225. The applicant has proposed to construct half-street improvements along SW Pfaffle Street since this is the frontage they NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 21 OF 23 are obtaining access from. The cost of the improvements is expected to be $35,000 (190 feet x $175 per linear foot for half-street improvements, + 260 feet x $27.50 for underground utilities), therefore, it meets the rough proportionality test. In any event, the applicant has proposed to construct these improvements. FINDING: Based on the analysis above, the applicant must satisfy the condition below: CONDITION:The applicant shall pay a traffic impact fee of $54,694 for the proposed 17,270 square foot office building. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and has no objections to it. The City of Tigard Urban Forester has reviewed the proposal and has no objection to it. The City of Tigard Advanced Planning Division has reviewed the proposal and has no objection to it. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: Submit lighting plan. Staff Response: The applicant has been conditioned earlier in this decision to submit a detail of the proposed lighting plan. The City of Tigard Building Division has reviewed the proposal and has offered the following comments: Fire Department access and hydrant location shall be approved by TVFR. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: I have reviewed the submittal for the above named project and have the following comments: 1. The minimum required fire flow is 1500 gpm @ 20 psi (see attached calculations). Fire District records indicate the minimum fire flow is available, therefore, a current hydrant flow will not be necessary. (UFC Appendix III-A) 2. A minimum of 2 fire hydrants shall be provided for this building (see attached calculations). In addition to the hydrant shown on the plans, one hydrant shall be located so that the closest portion of the building is within 500 feet. A hydrant shall be within 70 feet of the fire department connection (FDC). (UFC 903.4) 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case there is no centerline, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. All valves connected to the fire sprinkler system shall be electronically supervised. 5. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) 6. A Knox brand key box shall be provided on the building. Contact the Fire Marshal's Office for installation details and an application. (UFC Chapter 9) 7. A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 22 OF 23 Internet, go to www.tvfr.com, choose "Fire Prevention", then choose New Construction". (UFC Appendix III-F) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 11, 2001 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2001 UNLESS AN APPEAL IS FILED. A 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 SEPTEMBER 25, 2001. 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. September 11, 2001 PREPARED . _r ath Sc eide ey DATE L"Assistant Planner C _ _ September �-- 11, 2001 APPROVED BY: Richard H. e ersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2001-00005.dec.dot NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 23 OF 23 • ,CEDAR "EST ST �ll.�> =" CITY of _______1:1 c 11111 cc ______ mit:' ■,:� CEDARCRES GEOGRAPHIC INFORMATION aYDiFM moo_z .:� _ VICINITY MAP PA �j� n 91ST ` SDR2001-00005 > 111111111 z Q_ y a ry VAR2001-00016 `� 11111116.- BORDERS I 11111111111111111/ST MARTIN OFFICE BUILDING (............-.---.--- 0 Ct f ..111111111111 2 r�.tvr+ u, iLEHMANN ST ■� rn__. . z ] CORAL ry ., IF.. 1 I I I LniumFar ST r.l �1 Al� LOCUST \ ST 1- _A1� ri o �� LELEAF ST w--- w flI ii II N o -(--- a cr '_ J 0 200 400 600 Feet NiNN\I \ -i = 1"=500 feet 9QK // ST I 'IN. V - City of Tigard Information on this map is for general location only and PINE ST should be verified with the Development Services Division. i 13125 SW Hall Blvd Tigard,OR 97223 ' 639-4171 http://www.ci.ligard.or.us Community Development Plot date: Jun 8, 2001;C:\magic\MAGIC03.APR Hi SEE SHEET 10 OF 13 FOR PUBLIC IMPROVEMENTS s TO SW CORAL STREET -----'---- SW CORAL STREET 8- ' ---r— 8 $_,_. - e — – $ M1 . = - .. a vN—. y4 • ty1• ..: --yam v= v-..v-1- V 16a �,v=v_..-v-.-v=v=v�v_.� -v=, r .Sm STMTI SSW.STALLS TI a ar W. sari:•T. ISO IMO'MP.) b i N A4Y •. w.rs 4d VI a c 0 C C1 C 0 I 3 v •Mr XX S sv {f.If .a(.. C) I ACC 14.MICH I R f //l� CAS (. 's n V ' 9TE STATISTICS ar MYR °y`ar i aat�as'il 4 ar cvrvr. — ' ■ .�#1, 0 i G� rout SITE AREA —� I ©� v q Y M 33459 sq. N. I �/I /r %// JJ ' 9 h PROPOSED OFFICE BUILDING ROOF AREA I / / - //A�� P -9-0 8• 8,228 sq. k. I /J // III M j/ PARKING,SIDEWALK, TRASH CONTAINER,MISC. I j j �� p s•�,. IMPERVIOUS FEATURES ETC.. I �`/.'', � '.!>, %rssPm a.,a 18.001 p. R. •"+. U 1 TOTAL IMPERINXIS SURFACES I.,I p 11 1 i} 16,229 sq. M. I I WSIV 0 I r 4 LANDSCAPING I / tl 9^ REQUIRED 15x OF 511E AREA I F4 U 21.6 sq. N. ACTUAL 21.6x LM"571E AREA 7,230 sq. N. �. O ALLOWABLE(ACTUAL MINUS OVERHANGS ETC...) —� 1 , r,} 20.1 x OF SITE AREA '. 6,732 sq. N. ,.,• 1 Mo t ar PARKING STALLS 100 aL SW MR) ZP mantas au mama REO ARED 27/1000 sq.ft.48 ACTUAL TOTAL FRONDED -54 COMPACT ALLO#ED(50x)-26 PARKING SPACES 8 REAKDOMN I I I; I I e "" HANDICAP 4 1 J I Ik: CITY OF TIGARD T CITY OF TIGARD SDR2001-00005/VAR200 I—00016 SITE PLAN N MARTIN OFFICE BUILDING (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2001-00005th' CITY OF TIGARD VARIANCE (VAR) 2001-00016 Community Development ,Shaping A Better Community MARTIN OFFICE BUILDING 120 DAYS = 11/2/2001 SECTION I. APPLICATION SUMMARY FILE NAME: MARTIN OFFICE BUILDING CASE NOS.: Site Development Review (SDR) SDR2001-00005 Variance (VAR) VAR2001-00016 PROPOSAL: The applicant is proposing to demolish an existing single-family home and accessory structure in order to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. A Variance is requested in order to reduce the required 20-foot setback to 10 feet at the southern property line where the project abuts an residential (R-12) zone. OWNER: Jorene Moodhe APPLICANT: Renaissance Development Corp. 585 Madrona Lane 1672 SW Willamette Falls Drive Sherwood, OR 97140 West Linn, OR 97068 LOCATION: 9450 SW Coral Street; WCTM 1 S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 11, 2001 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2001 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. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 25, 2001. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. --. j [ Mr'_I- hi fillip _,l VICINITY NAP j Wm . '1, Re 'SDR2001-00005 0 . 1.1r (--- .1 .1.111 rail, ,11„- / MARTIN OFFICE .....f- r _ BUILDING = Iuii iC: ;-- J 7 A J ilia EMI Milligni -,41. A � 111111111� a n 0 --mall111 11�' /'�1� P , 1■ ` a 1 - . ---SW CORAL STREET I I -1 � . � ...• .., .. . . 1- lb-----t I /"i' o/ ! IE u.... -/ , =.".7.7 ,4 . , -/-7. i -1=-3: : Ilb "--;47.f.-,:-h , A----L._ 1 ,,a. CITY OF TIGARD T SDR2001.00005 SITE PLAID N MARTIN OFFICE BUILDING I(Map ie not to scale) NOTICE TO MORTGAGEE, LIENI. JER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. "RE-NOTICE" NOTICE OF PENDING LAND USE APPLICATION DEVELOPMENT REVIEW CITY OF TIGARD Community(Development Shaping Better Community DATE OF NOTICE: August 27, 2001 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2001-00005 VARIANCE (VAR) 2001-00016 FILE NAME: MARTIN OFFICE BUILDING PROPOSAL: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. NOTICE IS BEING PROVIDED TO PROPERTY OWNERS AGAIN DUE TO INFORMATION INADVERTEDLY OMITTED FROM THE FIRST NOTICE REGARDING A REQUEST FOR APPROVAL OF A VARIANCE TO REDUCE THE REQUIRED 20-FOOT SETBACK FOR AN OFFICE BUILDING WITHIN A C-P ZONE ABUTTING AN R-12 ZONE TO 10 FEET. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g. convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. 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 SEPTEMBER 10, 2001. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 12, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to addres ,e relevant approval criteria with .. icient 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 - 11�,,_� .■' CITY OI TIGAR• 14_, :��%a �� ��� I VICINITY MAP 1116A\61 . �m-', 1i Rd 1.i SDR2001-00005 ■ t :< VAR200I-00016 I MARTIN OFFICE �111� ■■ — .'■ BUILDING ;•�/Ylli fining r ■ •�u■■ �I1111 `:�Mr 1 WAmwm low mow nn un ■� $ N mei- g #X9J "Pi Cny of Tigard' iliac:RINI IF 1 111 ■1 .��...�.... NIP emu „nod' MIS WI/MO.04 DATE: Aug 9, 2001 PLANS CHECK NO PROJECT TITLE: COUNTYWIDE Martin Office Project 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 INSTITUTIONAL $ 94.00 PAYMENT METHOD: CASH/CHECK C• REDIT BANCROFT(PROMISSORY NOTE) LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. INSTITUTIONAL ONLY 710A Office General TRIP RATE WEEKEND AVG.TRIP RATE D• EFER TO OCCUPANCY 16.31 BASIS: Applicant proposed construction of 17,270 Sq. Ft. office building CALCULATIONS: TIF = (( AVG. TRIPS X T.G.S.F.) — credits) X RATE PER TRIP $54,694 = (( 16.31 X 17.27) - 16.31 X 1.069 ) X $207 TRANSIST AMT. _ $4,488 = TRIP GEN X 17 PROJECT TRIP GENERATION: 264 FEE: $54,694 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: Credit for domo of 1,069 Sq. Ft. office ROAD AMT. $50,484 TRANSIT AMT $4,488 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 NOTICE TO MORTGAGEE, LIEN. DER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY O TIGARD Community(Deveuopment Shaping l7 Better Community DATE OF NOTICE: June 11, 2001 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2001-00005 Type II Land Use Application FILE NAME: MARTIN OFFICE BUILDING PROPOSAL: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JUNE 25, 2001. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 2, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT P D CLOSES, THE DIRECTOR SHALL ISSL 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." `o2 CEO • • ST S7 ,�,_ ■. ; ;;CITY of TIGARD �''� 11 �� ., a, !r�`a � MAP a.IIII :;����,'11 `"alga SDR200 I-00005 11-111.% i BORDERS 1 ST MARTIN OFFICE —4:vuhiii BUILDING If LF-FIMANN fay i-1 I ______. SIT" ---7- "T_ CORAL sf MO - - I ! ! ll ,=[i( ( LOCUST J - ` ST —�� ■ �11._. r :_��° = 14 rn _�IIIIIIIII I • � �pi N lir. ��''- ° j• 9 7I, I — — City of Tigard• 9d.n.bn m 9w n.F.b y.nwN bu9.n..., PINE ST Y.Wn..wr�.a.991.O."P"'"s. ..o.... 1 4 I 1 13133 SW MY 91.1 IlJ TiS d.OR 97733 -' .4 I 1 , t�31NW171 n1b/7+..vu Ypwtl.a w REQUEST FOR COMMENTS REQUEST FOR COMMENTS CInOF I0 Community Deve(opment Shaping Better Community DATE: lune 11,2001 TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: [5031639-4171/Fax: [503)684-129/ SITE DEVELOPMENT REVIEW MDR)2001-00005 MARTIN OFFICE BUILDING REQUEST: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 25, 2001. 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: 11 �iir "Awe . uEts a 1444tA, be Aferwoe.0 69 TvFkQ (lease provide thefolrowing information)Name of Person(s) Commenting: t , IPhone Number(s): � °N,'?�' I REQUEST FOR COMMENTS CITY OFTIGARD Community'Deve(opment Shaping,l Better Community DATE: lune 11,2001 RECEIVED PLANNING TO: h Roy,Property Manager/Operations Department JU N 1 3 2.001 FROM: City of Tigard Planning Division WY OF TtGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: 1503)639-4111/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW ISDRI 2001-00005 ➢ MARTIN OFFICE BUILDING REQUEST: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 25, 2001. 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 thefolaowing information)Name of Person(s) Commenting: IPhone Number(s): I REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping Better Community RECEIVED PLANNING DATE: June 11,2001 JLUi122001 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer C�'►'OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: (503)639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW(SDRI 2001-00005 r MARTIN OFFICE BUILDING REQUEST: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 25, 2001. 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. 7' Please contact i *� \Novf of our office. Please refer to the enclosed letter. Written comments provided below: °O �tc;) c' "caked of c.,°0"kked tt gd\}erc cc QioNlei ton Please provide tkefortowing information)Name of Person(s) Commenting: J \I\lo`c Phone Number(s): \AA Aog7 ' -L..O 1 411k REQUEST FOR COMMENTS CI„,ku. ARD RECEIVED PANNING Community(Development ShapingA(Better Community DATE: lune 11,2001 JUN 11 2001 CITY OF'WARD TO: long Range Planning Staff: Duane n Julia f 1 Joel +/ FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: (503)639-4171/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW ISDRI 2001-00005 MARTIN OFFICE BUILDING REQUEST: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 25, 2001. 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: (Cease provide the following information)Name of Person(s) Commenting: I Phone Number(s): I MEMORANDUM CITY OF TIGARD, OREGON DATE: July 25, 2001 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: SDR 2001-00005, Martin Office Building Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local commercial industrial street to have a 50-foot right-of-way width and a 34-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 Coral Street, which is classified as a local commercial industrial street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. No additional ROW dedications are required. SW Coral 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 the roadway. The applicant's plans indicate they will construct these improvements as a part of their project. ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 1 Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a new concrete sidewalk along with the half-street improvement of SW Coral 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 main line in SW Coral Street that has sufficient capacity to serve this development. The applicant's plans indicate they will tap the main line and extend a new service lateral to the proposed building. There is an existing service lateral for the existing home that will be abandoned. 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). The site slopes to the southeast. Upstream flows in SW Coral Street will be collected by the existing storm drainage line in the street, with modifications and the addition of a new catch basin at the east end of the improvements. ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 2 Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant submitted a hydrologic study with the application that shows that they will need approximately 800 cubic feet (cf) of detention volume for this development. The applicant proposes to install an onsite detention vault, with a volume of approximately 840 cf. The vault will have sufficient capacity to meet the CWS 25-year detention standard. The applicant's plan also shows that they plan to extend a private storm line southerly from the site, across Tax Lot 4900, to the existing storm main in SW Locust Street. Their materials imply that they have obtained a 10-foot wide easement from the owner of Tax Lot 4900, but Staff has not yet seen the easement document. Prior to construction, the applicant shall provide a copy of the easement to the City. 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. 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 ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 3 such bikeways shall be conditioned to include the cost or construction of bikeway improvements. 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. 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 2001-00005 Martin Office Building PAGE 4 There are existing overhead utility lines along the south side of SW Coral 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 190 lineal feet; therefore the fee would be $ 5,225.00. There are utility poles at each end of the site frontage, which would allow fairly easy undergrounding along this site frontage. The City Engineer will prefer that the lines be placed underground in this case. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing main line located in SW Coral Street. The applicant's plans show they will tap the main twice for domestic and fire protection services. The applicant must obtain permit approval for this work from TVWD prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans indicate they will provide two, Stormwater Management catch basin filters to treat the additional impervious area on this site. The preliminary sizing calculations show that two of these units will sufficiently treat the runoff from this development. ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 5 To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A grading and erosion control plan was provided with the applicant's materials. A more detailed review of this plan will be conducted during the construction plan review phase. 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. ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 6 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. If the applicant does not know how many suites will be created, they must estimate a number. 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 improvement permit and compliance agreement is required for this project to cover the half-street improvement work in SW Coral 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 improvement 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). As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 7 The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, 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: Kit Church, Engineering). The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local commercial industrial street from curb to centerline equal to 17feet; 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. 5 foot concrete sidewalk; F. street trees behind the sidewalk 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 Coral Street in a safe manner, as approved by the Engineering Department. A profile of SW Coral 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 a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 8 Prior to issuance of the site permit, the applicant shall demonstrate that they have obtained the proposed private storm drainage easement from the owner of Tax Lot 4900. 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. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. The applicant shall either place the existing overhead utility lines along SW Coral 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 $ 5,225.00 and it shall be paid prior to a final building inspection. Since there are utility poles at each end of the site frontage, the City Engineer will prefer that these lines be placed underground. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 9 • 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. \eng\brianr\comments\sdr\sdr2001-00005a doc ENGINEERING COMMENTS SDR 2001-00005 Martin Office Building PAGE 10 REQUEST FOR COMMENTS C,OFTIOARD Community Development Shaping A Better Community DATE: lune 11,2001 RECEIVED PLANNING TO: Dennis Koellermeier,Operations Manager JUN 2 0 2001 FROM: City of Tigard Planning Division CITY OF 71GARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW ISDRI 2001-00005 MARTIN OFFICE BUILDING REQUEST: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. LOCATION: 9450 SW Coral Street; WCTM 1 S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. ' Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 25, 2001. 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(-Tor oiv2 Kahc6 W ‘06-1-4121 4a[N lea "Mai® 1 '• 11,/b/c74 se.0,41,46 tdiviks ii tis4. ,011/4— 1X (Please provide the foffywing information)Name of Person(s) Commenting: IPhone Number(s): I REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping A(Better Community DATE: lune 11,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: [503)639-4111/Fax: [503)684-7291 SITE DEVELOPMENT REVIEW[SDR)2001-00005 MARTIN OFFICE BUILDING REQUEST: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 25, 2001. 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 theforrowing information)Name of Person(s) Commenting: IPhone Number(s): I CITY ' TIGARD REQUEST FOR CO/ :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMLNT APPLICATIONS // �FILE NOS.: j /<G i-ti u. FILE NAME: ITIZEN D INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ['East ❑South ❑West I71Proposal Descrip. in Library CIT Book CITY OFFICES _LONG RANGE PLANNING/Nadine Smith,Supervisor _COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. ' POLICE DEPTJJim Wolf,Crime Prevention Officer _BUILDING DIVISION/Gary Lampella,Building Official — DEPT./Brian Rager,Dvlpmnt.Review Engineer_/WATER DEPTJDennis Koellermeier,Operations Mgr CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager . PUBLIC WORKS/Matt Stine,Urban Forester 1 PLANNER–TIME TO POST PROJECT SITE IF A PUBLIC HEARING ITEM! SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.*1 TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRIc UNI ED SWRGE.AGENCY* — Planning Manager Fire Marshall Administrative Office I L e alker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 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 775 Summer Street NE Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 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 Carol Hall,Data Resource Center(zcA) _ _ US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/zOA) Larry French(comp Plan Amendments Only) PO Box 2946 _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY * King City,OR 97224 _ OR.DEPT.OF ENERGY(PuwerinesinArea) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(BEG) ODOT,REGION 1 * Anne LaMountain(IGNURB) _CITY OF PORTLAND (Notify for wetlands and Potential Environmental impacts) Sonya Kazen,Development Regrew Coordinator _Phil Healy lioANRe) David Knowles,Planning Bureau Der Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Steve Conway(General Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer rcPAac.„MS,. 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims(zcA)MS 15 Portland,OR 97204 _Doria Mateja(zcA)us 14 —ODOT,REGION 1 -DISTRICT 2A* Jane Estes,Per,ne Specialist 5440 SW Westgate Drive,Suite 350 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 _TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann (if Project is wuhin G Mile of A Transd Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC —NW NATURAL GAS COMPANY —VERIZON — QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,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 _TCI CABLE(Apps Eof Haim of99W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 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:\pattytrnasters\Request For Comments Notification List 2.doc (Revised: 8-May-01) MAILING RECORDS AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping Better Community I, (Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2001-00005/VAR2001-00016 – MARTIN OFFICE BUILDING ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on September 11,2001, and deposited in the United States Mail on September 11,2001, postage prepaid. — � / (Perso that Prep. -d No Ice) ST iE OE oEcoN ) County o ff Washington )ss. City of 2fgard ) f r me on the � w`da of OC649- 20 01. Subscribed and sworn/affirmed be o e �_ y , OFFICIAL SEAL DIANE M JELDERKS COMM SS ON NO 326578 MY COMMISSION EXPIRES SEp807,2003 NO `1�OF GON My Commission Expires: 7 O .EXTI NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2001-00005 •�'l'� CITY OF TIGARD VARIANCE (VAR) 2001-00016 Community(Development ShapingA Better Community MARTIN OFFICE BUILDING 120 DAYS = 11/2/2001 SECTION I. APPLICATION SUMMARY FILE NAME: MARTIN OFFICE BUILDING CASE NOS.: Site Development Review (SDR) SDR2001-00005 Variance (VAR) VAR2001-00016 PROPOSAL: The applicant is proposing to demolish an existing single-family home and accessory structure in order to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. A Variance is requested in order to reduce the required 20-foot setback to 10 feet at the southern property line where the project abuts an residential (R-12) zone. OWNER: Jorene Moodhe APPLICANT: Renaissance Development Corp. 585 Madrona Lane 1672 SW Willamette Falls Drive Sherwood, OR 97140 West Linn, OR 97068 LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATF 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 (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 11, 2001 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2001 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 25, 2001. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. r'' 1 II ' , �'�y�l _=,_ VICINITY MAP 1 J(r rlj��a ��:�_ '11` I r'sDR2Uol-00005 • arivr,� . MARTIN OFFICE �Illr, �. � . III - BUILDING IIIII :11■1.7�_ NW -Iii7 _Iwo lip •iki%All II I I All N \ a _- WIZ '■III 0.,.,�I. AMP pir. I Illir MIMI MOM cm orr h 41 SIC �. -spar a ru RNA r OWS mAy r0 XI CM SINI7 - _- __ -_-IL�--SL--.4.7..-.. ...- _-_- ----.- -SW CORAL STREET 1 -~ 1 11 1 1- 1 - ----� Y— — _ -- ------ a , It '''''''Al� 1 7,771 11 1 I I! :=Zo. '''''''=tn."''." i / All ill!: ........,.. m., CITY OF TIGARD f SDR2001.00005 SITE PLAN N MARTIN OFFICE BUILDING Nap Is not to sale) 1312t5DC- 1002 1S126DC-03800 EXHIBIT `" ANAST ANGELINE V FISHER MICHAEL Q 9355 SW LEHMAN 9255 SW CORAL PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-03300 1S 126DC-03900 ATHERTON REALTY PARTNERSHIP GAMMON LYNNE M&JERRY W 2100 S WOLF 9225 SW CORAL ST DES PLAINES, IL 60018 PORTLAND,OR 97223 1 S 126D C-04800 1 S 126 DC-03600 BAKER JAMES& HANSEN MELVIN L JUNE A MATHESON ROBERT T& 9395 SW CORAL BAKER DIANE R PORTLAND,OR 97223 9495 SW LOCUST#A PORTLAND,OR 97223 1 S 126DC-04801 1 S 126DC-05101 • ER JAMES: HARRIS GREGORY E MAT' SON '*BERT T& 9036 NW BENSON ST BAKER P E R PORTLAND,OR 97229 94• W LO . T#A ••RTLAND,OR •7223 1 S 126 DC-04900 1S 126DC-04000 BBH INVESTMENTS HEFFLER ROBERT ARNOLD 9445 SW LOCUST 9260 SW CORAL TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-04200 1S 126 DC-04001 CHAVEZ ALFRED& HOME ELMORE JR&FLORA M CORYELL ALICE 0&JACK W 8775 SW LOCUST ST#9 9900 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-04100 1S 12600-01006 CORYELL JACK M&ALICE 0 JOYCE DON H REVOCABLE LIVING TRUST 226 NW HERMOSA BLVD 9900 SW 92ND PORTLAND,OR 97210 TIGARD,OR 97223 1S12600 01900 1 S 126 D C-03000 CRESCENT GROVE CEMETERY ASS KNIGHT DANIEL J CRESCENT GROVE CEMETERY JOHNSON DEANNA JEAN 9925 SW GREENBURG ROAD 9314 SW LEHMAN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-03301 1 S 126DC-01003 CROFT Z RUTH LAYMAN DEBORAH J S TRUSTEE do GARRISON PETER 3216 SW SCHOLLS FERRY CT 9420 SW LEHMAN PORTLAND,OR 97221 TIGARD,OR 97223 1 S 126DC-03200 1S1 26DC-07800 ERICKSON 0 K&ARDIS R TRUSTEES LEHMANN SQUARE HOMEOWNERS 9350 SW LEHMAN ST ASSOCIATION TIGARD,OR 97223 19305 ROBIN CIR#55 WEST LINN,OR 97068 1 S 126170-05100 1 S 126 DC-04601 LOOS HARRY AND BEVERLY A O'DAY F BRIAN&SUSAN A 9365 SW LOCUST ST 9970 SW GREEENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1S1 26 DC-06500 1 S 126D C-06800 LUNDMARK ALBERT C& ELIZABETH A PARTITION PLAT 1997-124 OWNERS 3381 COEUR D'ALENE DR OF LOTS 1-3 WEST LINN,OR 97068 3381 COEUR D'ALENE DR WEST LINN,OR 97068 126D C-08400 1 S 126DC-03001 LU • •RK • BERT C&ELIZABETH A PERRY STEPHEN WILLIAM AND 3381 : • D'ALENE DR LORINDA C ST LINN,0' !7068 9885 SW 92ND PORTLAND,OR 97223 26DC-08500 1 S 126DC-04701 LUND' •"K • RT C& ELIZABETH A PHOENIX INNS LLC 3381 At •LENE DR BY VIPS MOTOR INNS INC A. ST LINN, OR 9 068 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S 1260 C-06700 1 S 126DC-04700 LUNDMARK HOMES LLC P : NIX INNS L • 3381 COEUR D'ALENE DR BY VIP • • •R INNS INC WEST LINN,OR 97038 2975 :i BOO S FERRY RD • SONVILLE,OR 97070 1 S 126 DC-05000 1 S 135 BA-00102 MAURER GRANT D PPR SQUARE TOO LLC 9385 SW LOCUST ST BY MACERICH COMPANY TIGARD, OR 97223 ATTN:JANET FISHER 401 WILSHIRE BLVD STE 700 SANTA MONICA,CA 90401 1 S 126DC-04400 15126C0-01107 MOODHE JORENE '" WASHINGTON SUARE LLC 585 MADRONA LN BY T . ACE' ' COMPANY SHERWOOD,OR 97140 ATTN:JA •-• FISHER 401 A HIRE D STE 700 • •NTA MONICA,C• 90401 is I26DC-03500 1 S126DC-03700 MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL PO BOX 110 PORTLAND,OR 97223 AUMSVILLE,OR 97325 1 S126DC-03302 1 S1 26DC-07500 MURRAY DOUGLAS J RICHARDS M DALE& TILLIE A ADAMS HEATHER M 9450 SW LEHMAN 12655 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-05201 1 S 126DC-07600 NAWAS CLAUDIA A R 'DS M. • E& 9245 SW LOCUST ADAMS HER M. TIGARD,OR 97223 126 NO' . DAKOTA ARD,OR 97223 1''1210C-07700 1 S 126D C-03100 RI •RDS M. ;ALE& TYROFF JACK R ELLEN D ADAMS -- HER M. 9330 SW LEHMAN 1265 • Nt■'TH DAKOTA PORTLAND,OR 97223 T ARD,OR 9 223 1 S 126DC-01004 1 S 126DC-04500 ROTH JEFFREY A&BETTY A VIP'S MOTOR INNS INC 9445 SW LEHMANN 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE,OR 97070 1S 126D0-05202 1S 126DC-03701 RUFF MICHAEL L JOYCE E ZIMMERMAN LARRY D&DONNA J 12150 SW 124TH AVE 9335 SW CORAL ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 135AB-01002 SPIEKER PROPERTIES L.P. 10260 SW GREENBURG RD#100 PORTLAND,OR 97223 1 S 135AB-04500 SPIEKER PROPERTIES LP 10260 SW GREENBERG RD PORTLAND,OR 97223 S 135AB-04600 SP R PR•• 'TIES LP 10261 . L' ENBERG RD '4 RTLAND,OR ••223 1 S 135AB-00900 SP - R P.■` RTIES LP 10260 .'1 o' ENBERG RD P2'TLAND,OR •7223 1 35AB-00700 SPIE P ERTIES LP 10260 ENBERG RD TLAND,OR 97223 i S 35AB-04400 SPI R P ERTIES LP 10260 EENBERG RD P TLAND,OR 97223 1 S 126DC-05200 THEONNES MARVIN L AND MARJORIE J TRUSTEES 10025 SW 92ND AVE PO BOX 230170 TIGARD,OR 97281 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sue Rorman 11250 SW 82'd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: August 17, 2001 ■ AFFIDAVIT OF MAILING likok CITY OF TIGARD Community Development Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard, 'Washington County, Oregon and that I served the following: (Check App.opnate Box(s)Below( © NOTICE OF DECISION FOR: SDR200I-00005/VAR2001-00016 — MARTIN OFFICE BUILDING AMENDED NOTICE (Fie No Name Reference) LJ ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on September 11,2001, and deposited in the United States Mail on September 11,2001, postage prepaid. (Person that Prepared No ice STA'I(E,OF oRTGoN ) County ofWas Washington )ss. City of igard ) n Subscribed and sworn/affirmed before me on the o1 � day of 0 , 2001. OFFICIAL SEAL DIANE M JELDERKS ;I. NOTARY PUBLIC-O MY COMM�S ON EXPIRES S REGON 807,2003 ' I ' l : I I)' . I ' My Commission Expits: 9/7 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2001-00005 ."'- CITY OF TIGARD VARIANCE (VAR) 2001-00016 Community Devefopment Shaping (Better Community MARTIN OFFICE BUILDING 120 DAYS = 11/2/2001 SECTION I. APPLICATION SUMMARY FILE NAME: MARTIN OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2001-00005 Variance (VAR) VAR2001-00016 PROPOSAL: The applicant is proposing to demolish an existing single-family home and accessory structure in order to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. A variance is requested in order to reduce the required 20-foot setback to 10 feet at the southern property line where the project abuts an residential (R-12) zone. OWNER: Jorene Moodhe APPLICANT: Renaissance Development Corp. 585 Madrona Lane 1672 SW Willamette Falls Drive Sherwood, OR 97140 West Linn, OR 97068 LOCATION: 9450 SW Coral Street; WCTM 1 S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1. Provide a plan showing a 6-foot wall along the east property line. 2. Provide a detail of the proposed trash enclosure and a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard setback or in a yard adjacent to a public or private street and construct accordingly. 3. Provide a plan showing at least 5% of the total long-term parking spaces reserved for carpool/vanpool use. 4. Provide a plan that shows a 9-stall bicycle rack within 50 feet of the main entrance of the building and designed according to Section 18.765.050.C. of the Tigard Development Code. 5. Provide information regarding the proposed use, and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site, the applicant must provide a minimum of one (1) loading space according to Section 18.765.080.B of the Tigard Development Code. 6. Pay a fee in-lieu for 118, 2-inch trees equaling 236 inches. 7. Provide a lighting plan to be reviewed by the City of Tigard Police Department. 8. The applicant shall pay a traffic impact fee of $54,694 for the proposed 17,270 square foot office building. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 9. Prior to issuance of a site permit, a public improvement permit and compliance agreement is required for this project to cover the half-street improvement work in SW Coral 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 improvement 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). 10. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 2 OF 23 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 12. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, 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: Kit Church, Engineering). 13. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local commercial industrial street from curb to centerline equal to 17feet; 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. 5 foot concrete sidewalk; F. street trees behind the sidewalk 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 Coral Street in a safe manner, as approved by the Engineering Department. 14. A profile of SW Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 15. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 16. Prior to issuance of the site permit, the applicant shall demonstrate that they have obtained the proposed private storm drainage easement from the owner of Tax Lot 4900. 17. 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. 18. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 3 OF 23 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 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 a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 21 . The applicant shall either place the existing overhead utility lines along SW Coral 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 $5,225 and it shall be paid prior to a final building inspection. Since there are utility poles at each end of the site frontage, the City Engineer will prefer that these lines be placed underground. 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. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records and could not find any previous land-use cases associated with the subject property. Vicinity Information: The subject site is located on the south side of SW Coral Street. The site is bordered on the east and a portion of the south side by property zoned (R-12) Medium Density Residential. Property to the west is zoned (C-P) Professional Commercial and property to the north is separated by SW Coral Street. Site Information and Proposal Description: The applicant is proposing to demolish an existing single-family home and accessory structure in order to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 4 OF 23 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.370 Variances and Adjustments) 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-P: Professional Commercial District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-P Proposed Minimum Lot Size 6,000 sq.ft 33,541 sq.ft. -Detached unit - -Boarding,lodging,rooming house - Minimum Lot Width 50 ft 190 ft. Minimum Setbacks -Front yard 0 ft[6] 85 ft. -Side facing street on corner&through lots[1] - - -Side yard 0/20 ft[3] 70 ft. -Side or rear yard abutting more restrictive zoning district - -Rear yard 0/20 ft[3] 10 ft. -Distance between front of garage&property line abutting a public or private street. - Maximum Height 45 ft >45 ft. Maximum Site Coverage[2] 85% 78 Minimum Landscape Requirement 15% 20.1% As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the C-P zone. FINDING: Based on the analysis above, the Site Development Review criteria have been satisfied. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 5 OF 23 B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Variances and Adjustments (18.370): Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 below. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The proposed reduction to the rear yard setback from 20 feet to 10 feet is not detrimental to this title, or to any other policies, standards or other property. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The Martin Office Building site (Tax Lot 4400) is zoned Professional Commercial (C-P) and along the southern property line there is a parcel (Tax Lot 4801 zoned Medium-High Density Residential (R-12). The City of Tigard's Development Code Section 18.520 calls for a minimum setback of 20 feet where a commercial zone abuts any residential zone. However, the residential property in question is developed as a parking lot for the adjoining office building to the west that is zoned Professional Commercial (C-P). Before the property was annexed into the City of Tigard, Washington County Land-Use allowed the property to be developed as a parking lot to act as a buffer between commercially zoned properties and residentially zoned properties. All properties surrounding the residential property are zoned Professional Commercial. The properties in question are also part of the Washington Square Regional Center, which are scheduled to be rezoned to Mixed Use Employment (MUE-2), which will eliminate the R-12 zoning designation of tax lot 4801. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The proposed office use of the Martin Office building will remain in compliance with all other applicable criteria of the C-P zone. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and The proposed reduction to the rear yard setback from 20 feet to 10 feet has no effect on existing or natural systems, traffic, drainage, landforms or parks. There are no adverse effects by the granting of this variance that would occur if the development were developed as specified in the title. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 6 OF 23 The requested variance to reduce the rear yard setback from a 20-foot setback to a 10-foot setback is the minimum variance, which would alleviate the hardship. The area is to be rezoned in the future to Mixed-Use Employment, which would eliminate the need for a 20-foot setback. The residential property in question is developed as a parking lot and the property is a residential spot zone within a Professional Commercial (C-F) zoned area. FINDING: This Variance criteria are met as the applicant has shown that the project will be enhanced and there will be no adverse effects as a result of granting this variance. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Coral Street. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed at this time. The only possible parcel to agree to utilize jointly the same access and egress is the abutting parcel to the east, which is zoned R-12 Medium Density Residential. However, the residential property is developed with a single-family home. Therefore, this standard does not apply. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The subject site is accessible from SW Coral Street, a public street. Therefore, this criterion is met. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, includin the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six Teet in width including end slopes, and if more than one driveway is to be constructed to serve the samelot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb fine. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 7 OF 23 The proposed site plan shows the curb cut at the entrance drive to be constructed out of concrete. The width of the driveway approach is approximately 30 feet. Therefore, this standard has been met. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans submitted, a concrete walkway extends from the main entrance on the north facade of the proposed building to the northern property line and connects to SW Coral Street. Therefore, this criterion has been met. Wherever required walkways cross vehicle access driveways or arking 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 landscapin , pavement markings or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The proposed walkway connecting to SW Coral Street crosses the proposed parking lot for a length of 30 feet. However, the applicant has indicated that the portion of the walkway that crosses the parking lot will be stripped accordingly. Therefore, this standard has been met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks, which meets the standard. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one point of access from SW Coral Street into the parking lot that is 30- feet wide. Therefore, this standard has been met. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The site plan shows the access drives to accommodate for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 8 OF 23 To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The location of the access drive will not create hazardous conditions. Further discussion of the access drive can be found in Chapter 18.810 (Street and Utility Improvement Standards) of this decision. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The proposed site has approximately 190 feet of frontage on SW Coral Street. The Site Plan shows 7 Flowering Cherry trees to be used as street trees and planted 20 feet apart from each other at a 2-inch caliper. Therefore, this standard is met. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Property to the east and a 70-foot section of the southern property line are zoned (R-12) Medium Density Residential. Property to the north is separated by SW Coral Street and property to the west is zoned (C-P) Professional Commercial. According to the buffering matrix (Table 18.745.1) the site is required to provide buffering according to the "D" buffering standard along the eastern property line and the 70-foot section of the southern property line zoned R-12. According to the site plan, the property will be screened using the D-3 option of the "D" buffering standard, which includes a 10-foot buffer with a combination of ground cover (Kinnikinnick) and 12 Flowering Cherry trees. However, the applicant has proposed a 6-foot sight obscuring chain link fence. According to the requirements of the D-3 buffering option, the applicant must provide a 6-foot wall along the east property line to satisfy the buffering standard. The southern property line will be developed with a 6-foot rock retaining wall and a 10-foot setback that will be planted with 9 Chinoki Cypress trees along the portion of the southern property line that abuts the residentially zoned property. The site plan also shows the southern property line to be screened with 5 Oregon Grape plants and ground cover (Kinnikinnick). NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 9 OF 23 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 proposed parking area is setback 22 feet from SW Coral Street and is screened by using the proposed street trees along with 7 Oregon Grape bushes and an 80-foot long rock retaining wall. The portion of the parking area that can be seen from the western property line is screened with 5 Oregon Grape plants planted in a 10-foot buffer. The site plan shows the 54-stall parking lot to be developed with 6 landscaped islands consisting of Flowering Cherry trees, Oregon Grape and ground cover (Kinnikinnick). Therefore, this standard has been met. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Provide a plan showing a 6-foot wall along the east property line. 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 chosen to address the Minimum Standards method, which is discussed below and has provided a sign-off letter from Miller's Sanitation. Therefore, this standard has been met. Minimum standards method. Specific requirements: a.Multi-unit residential buildings containing.5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. b.Non-residential buildings shall provide a minimum storage area of 10 square feet, plus:1) Office: 4 square eet/1 000 square feet gross floor area (GFA). 2) Retail: 10 square feet/1,000 square feet GFA. 3) Industrial: 6 square feet/1,000 square feet GFA. 4) Institutional: 4 square feet/1,000 square feet GFA. 5) Other: 4 square feet/1,000 square feet GFA. The proposed development consists of an office building with a gross floor area of 17,270 square feet. Per the above specifications, the required storage area is 10 square feet + 17.27 x 4 = 79 square feet. The site plan shows a 140-square foot enclosure. Therefore, this standard is met. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 10 OF 23 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. According to the location standards, no exterior storage area shall be located within a required front yard setback or in a yard adjacent to a public or private street. According to the site plan, the proposed trash enclosure is located within the front yard, which is adjacent to SW Coral Street. Therefore, the applicant is required to provide a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard adjacent to a public or private street. 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 indicated that the refuse container will be located within a 140 square foot enclosure. The proposed enclosure will be constructed with 6-foot walls with a 10-foot-wide secure gate. However, the applicant has not provided a detail of the proposed trash enclosure. Therefore, the applicant will be conditioned to provide a detail of the enclosure to be used. FINDING: Based on the analysis above, Staff finds that the Mixed Solid Waste and Recyclable Storage standards have not been met. CONDITION: Provide a detail of the proposed trash enclosure and a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard setback or in a yard adjacent to a public or private street and construct accordingly. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 11 OF 23 The parking lot associated with this project, at the furthest point away from the building, is 70 feet. Therefore, this standard is met. Joint Parking_ Owners of two or more uses structures or parcels of land may agree to utilize ointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e. that with the largest proportion of total floor area within the development at 100d10 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 18 required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% o the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The project is not considered a mixed-use project. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot will exceed 20 long-term parking spaces. Therefore, the applicant will be conditioned to provide a plan showing at least 5% of the total long-term parking spaces reserved for carpool/vanpool use. 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 site plan shows the site will have a total of 54 parking stalls. According to the State of Oregon Uniform Building Code and federal standards, a parking lot with 51-75 parking stalls is required to provide 3 stalls that are ADA accessible. The site plan shows 3 ADA accessible parking stalls located near the front entrance of the proposed office building. Therefore, this standard has been met. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 12 OF 23 Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the the number and size of access drives shall be in accordance with the requirements of hapter, 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. Plans show no structures within the visual clearance triangle. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety . The plans submitted show the parking lot to be stripped. Therefore, this standard has been met. 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 site plan shows a 3-foot overhang to be provided along the boundary of the project and along the interior walkway along the proposed building. Therefore, this standard has been met. 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 arking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's plans indicate that all parking stalls will meet the minimum dimensions for both the standard and compact parking stalls (7.5 x 18.5 standard and 7.5 x 16.5 compact). Plans provided show that 25 of the 54 parking stalls will be considered compact. Aisle widths meet the minimum standard of 24 feet. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 13 OF 23 Bicycle Parking Location and Access: Section 18.765:050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet. Therefore, the proposed building (17,270 square feet) will be required to provide a 9-stall bicycle rack. The applicant has not addressed bicycle parking in the narrative or the site plan. Therefore, the applicant will be required to provide a plan that shows a 9-stall bicycle rack. Bicycle Parking Design Requirements: Section 18.765:050.C. The following design requirements apply to the installation of bicycle racks: The racks required for for 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 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 arking must be clearly reserved for bicycle parking only. Outdoor bicycle parkin 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 bicycle rack to be used, therefore, Staff is unable to confirm that this standard is met. Therefore, the applicant will be required to provide a plan that shows the bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-p arking requirement for a office use is 0.5 spaces per 1,000 square feet. The proposed building will be 17,270 square feet. Therefore, the site is required to provide a 9-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. Table 18.765.2 states that the minimum parking for an Office Use is 2.7 spaces per 1,000 square feet and the maximum is 4.1 spaces per 1,000 square feet. Based on 17,270 square feet of office building, the applicant is required to provide a minimum of 46 and a maximum of 70 parking spaces. The plans provide 54 parking spaces. Therefore, this standard is satisfied. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 1D,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 14 OF 23 The applicant has not indicated whether or not the proposed use will receive or distribute material or merchandise from the proposed building. Therefore, the applicant must provide information regarding the proposed use, and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site, the applicant must provide a minimum of one (1) loading space according to 18.765.080.B of the Tigard Development Code. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide a plan showing at least 5% of the total long-term parking spaces reserved for carpool/vanpool use. • Provide a plan that shows a 9-stall bicycle rack within 50 feet of the main entrance of the building and designed according to Section 18.765.050.0. of the Tigard Development Code. • Provide information regarding the proposed use, and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site, the applicant must provide a minimum of one (1) loading space according to Section 18.765.080.B of the Tigard Development code. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided 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. According to the existing conditions plan and the applicant's narrative, all trees on the site are to be removed. There are 12 existing trees greater than 12 inches with a total caliper of 286 inches. The landscape plan shows 25 new 2-inch trees to be planted for a total of 50 mitigated inches. The applicant has indicated that the remaining 236 inches will be mitigated as a fee in-lieu. Therefore, the applicant will be required to pay a fee in-lieu for 118, 2-inch trees equaling 236 inches. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. CONDITION: Pay a fee in-lieu for 118, 2-inch trees equaling 236 inches. 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 NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 15 OF 23 clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. No obstructions are shown or have been proposed within the visual clearance triangle. Therefore, this standard is met. 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 sections and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The site is not in an area identified as prone to sliding. The proposed building is situated as to provide for adequate light and air circulation and is surrounded by landscaping. The Building Division has made fire-fighting considerations later in this decision. The proposed alterations to the site will not change the existing grade significantly enough to disturb the natural or physical environment. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 16 OF 23 All windows are oriented toward the parking lot and open areas of the site. However, the City of Tigard Police Department has reviewed this project and has asked for a lighting plan. Therefore, the applicant must provide a lighting plan to be reviewed by the City of Tigard Police Department. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site is not adjacent to an existing or a proposed transit route. The nearest transit route is SW Greenburg Road. The nearest Tri-IV Transit Center is located at Washington Square, which is less than one-half mile from the site. Therefore, no new transit facilities are required with this application. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (C-P) Professional Commercial Zoning District have been addressed earlier in this decision under Section 18.520.040.B. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have not been met. CONDITION: Provide a lighting plan to be reviewed by the City of Tigard Police Department. D. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local commercial industrial street to have a 50-foot right-of-way width and a 34-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 Coral Street, which is classified as a local commercial industrial street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. No additional ROW dedications are required. SW Coral 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 the roadway. The applicant's plans indicate they will construct these improvements as a part of their project. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 17 OF 23 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 a new concrete sidewalk along with the half-street improvement of SW Coral 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 main line in SW Coral Street that has sufficient capacity to serve this development. The applicant's p lans indicate they will tap the main line and extend a new service lateral to the proposed building. There is an existing service lateral for the existing home that will be abandoned. 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). The site slopes to the southeast. Upstream flows in SW Coral Street will be collected by the existing storm drainage line in the street, with modifications and the addition of a new catch basin at the east end of the improvements. 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. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 18 OF 23 The applicant submitted a hydrologic study with the application that shows that they will need approximately 800 cubic feet (cf) of detention volume for this development. The applicant proposes to install an onsite detention vault, with a volume of approximately 840 cf. The vault will have sufficient capacity to meet the CWS 25-year detention standard. The applicant's plan also shows that they plan to extend a private storm line southerly from the site, across Tax Lot 4900, to the existing storm main in SW Locust Street. Their materials imply that they have obtained a 10-foot-wide easement from the owner of Tax Lot 4900, but Staff has not yet seen the easement document. Prior to construction, the applicant shall provide a copy of the easement to the City. 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. No bikeways are associated with this project. Therefore, this criterion 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. No bikeways are associated with this project. Therefore, this criterion 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. No bikeways are associated with this project. Therefore, this criterion does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 19 OF 23 There are existing overhead utility lines along the south side of SW Coral 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 190 lineal feet; therefore the fee would be $5,225.00. There are utility poles at each end of the site frontage, which would allow fairly easy undergrounding along this site frontage. The City Engineer will prefer that the lines be placed underground in this case. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing main line located in SW Coral Street. The applicant's plans show they will tap the main twice for domestic and fire protection services. The applicant must obtain permit approval for this work from TVWD prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans indicate they will provide two, Stormwater Management catch basin filters to treat the additional impervious area on this site. The preliminary sizing calculations show that two of these units will sufficiently treat the runoff from 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 unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 20 OF 23 The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A grading and erosion control plan was provided with the applicant's materials. A more detailed review of this plan will be conducted during the construction plan review phase. 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. If the applicant does not know how many suites will be created, they must estimate a number. 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. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $54,694 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 $170,918 ($54,694 divided by .32). The difference between the TIFF 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 $116,225. The applicant has proposed to construct half-street improvements along SW Pfaffle Street since this is the frontage they NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 21 OF 23 are obtaining access from. The cost of the improvements is expected to be $35,000 (190 feet x $175 per linear foot for half-street improvements, + 260 feet x $27.50 for underground utilities), therefore, it meets the rough proportionality test. In any event, the applicant has proposed to construct these improvements. FINDING: Based on the analysis above, the applicant must satisfy the condition below: CONDITION:The applicant shall pay a traffic impact fee of $54,694 for the proposed 17,270 square foot office building. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and has no objections to it. The City of Tigard Urban Forester has reviewed the proposal and has no objection to it. The City of Tigard Advanced Planning Division has reviewed the proposal and has no objection to it. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: Submit lighting plan. Staff Response: The applicant has been conditioned earlier in this decision to submit a detail of the proposed lighting plan. The City of Tigard Building Division has reviewed the proposal and has offered the following comments: Fire Department access and hydrant location shall be approved by TVFR. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: I have reviewed the submittal for the above named project and have the following comments: 1. The minimum required fire flow is 1500 gpm @ 20 psi (see attached calculations). Fire District records indicate the minimum fire flow is available, therefore, a current hydrant flow will not be necessary. (UFC Appendix Ill-A) 2. A minimum of 2 fire hydrants shall be provided for this building (see attached calculations). In addition to the hydrant shown on the plans, one hydrant shall be located so that the closest portion of the building is within 500 feet. A hydrant shall be within 70 feet of the fire department connection (FDC). (UFC 903.4) 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case there is no centerline, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901 .4.3) 4. All valves connected to the fire sprinkler system shall be electronically supervised. 5. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) 6. A Knox brand key box shall be provided on the building. Contact the Fire Marshal's Office for installation details and an application. (UFC Chapter 9) 7. A building survey and plans, in accordance with TVF&R Ordinance 99-01 , Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 22 OF 23 Internet, go to www.tvfr.com, choose "Fire Prevention", then choose "New Construction". (UFC Appendix III-F) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 11, 2001 AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2001 UNLESS AN APPEAL IS FILED. AAp e�al: 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 SEPTEMBER 25, 2001. 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. September 11, 2001 PREPAREDBY: Mathew Sc eidegger/ DATE Assistant Planner Sr September 11 , 2001 APPROVED BY: Richard H. e ersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2001-00005.dec.dot NOTICE OF TYPE II DECISION SDR2001-00005NAR2001-00016-MARTIN OFFICE BUILDING PAGE 23 OF 23 ` of ACED irry! ■ :.'■ CI Y o TIGARD ce ;= EDARCRES GEOGRAPHIC IMf OR NATION SYSTEM \ z 4 r 1110 N 411111.101111 :•,, I VICINITY MAP co I , , 1 Min SDR2001-00005 9,ST 1111111 kli VAR200 I-00016 lipal II � m BORDERS MARTIN OFFICE, _ �,II'1„- BUILDING /v/ i i i r► 1„'i'./ , ke LEHMANN ST - 4------'--i:IIIIIIIIII s.* . . sill IF Bev a:"..\\ CORAL I I I • ST s_____, \-, GP 1 11 l'� LOCUST ST I _ f F �A1� l L`\ 0 co _ tELEAFT J 11 N o _ 0 200 400 600 Feet m N. -Ti\\\\___, 1111 :. _ __ 1"-500 feet A I I ST' iCity of Tigard r. Information on this map is for general location only and PINE ST should be verihed with the Development Services Division --- ��� Imp 1T gard,OR 97223 IM Allibb ■ (503)639-4171 _ M -All http./ .ci.tigard.or.us Plot date:Jun 8,2001;C:\rnagictMAGIC03.APR Community Development • • rii SEE SHEET 10 OF 73 FOR PUBLIC IMPROVEMENTS TO SW CORAL STREET — — — — — — — — — — • ,�-- ° .i5.-sg 'as LN�r. - ---- SW CORAL STREET . •4 a 1 .se.srAUa a sati VMS ■ , 1• •.1 WI i(1+) . —•_., qr Trot MR) l' ff." ' ' ...h aa' a+',(•n/5ar,«n+ .wrartar,Na/raryar.wJ i I P: N,42 •."n.J 8• I •aar.+mp ar N•-I-ar -f".4'....r xw stoic{u o/ 91E srAnsncs Arw aewrtaryar ras,41 ar,rar,,,(11.1r-ear 4, U. ��, _ - T _.. 1 t z TOTAL 91E AREA /1 I OFFICE.o-n LJ 1 ( 1 I : PRQ°06ED f ROOF AREA I n•.•..a.� ...•a.•r�� PARKING SIDEIISLA:TRASH CONTAIN!.INC °'" k5 S C -L NIiER1LU5 FEMMES.t7C.. T •• y we. ` 16,01 sq.ft P ,� / TOTAL IWEnrw(s SURFACES Iyi 24.22E w ft L Rj 1 ~ LMN)SCAPM I; i +, REG461ED 15T SITE AREA P. • 5,010 a4 R I //jLL! / ACNK 91E AREA kh ALLOWABLE(AC7UA1.MINUS o1LruRES E1C..) 10.1 TOF 9/E AREA j L xr 1 as [I 0.752 sa ft ,r aau PARRNC STALLS kW TrN 01.9 IV a.uaws ar awu.¢ MIRED 27/1000 sq.ft■48 ACTUAL TOTAL PROWLED -SN COIFACT ALLO6ED(SOT)-26 . . / PARKING (D0*4 STANDARD-26 I III COMPACT -25 HANDICAP- J I I � r I a CITY OF TIGARD T CRY Of HOARD SITE PLAN SDR200I-00005NAR200I-000I 6 N MARTIN OFFICE BUILDING (Map is not to scale) EXHIBIT B Renaissance Development Corp. SDR2001-00005 1672 SW Willamette Falls Drive MARTIN OFFICE BUILDING West Linn, OR 97068 Jorene Moodhe 585 Madrona Lane Sherwood, OR 97140 A AFFIDAVIT OF MAILING .i. CITY OF TIGARD Community(Development Shaping Better Community I, Patricia L. Lunford being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of cigar , 'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2001-00005/VAR2001-00016 — MARTIN OFFICE BLDG. "RE-NOTICE" ® AMENDED NOTICE (Fde No'Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on August 21,2001, and deposited in the United States Mail on August 21,2001, postage prepaid. i / 4 4 , . A ,/,..,L (Person tha 'rep.red No ic-,/ j STATE OAF OXEGON ) County of Washington )ss. City of Tigard ) t Subscribed and sworn/affirmed before me on the � day o f (___, - ,4 I , 2001.) i„s I OFFICIAL SEAL t DIANE M ER2 K S OTARY P UE OREGON_ NI LNILD MY COMMISSION EXPIRES SEPT.07 2004 Wf/tt )/( // NO ARY PUBLIC OF I ' I N My Commission?! tres: 9/ 03 NOTICE TO MORTGAGEE, LIENI .DER,VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. "RE-NOTICE" NOTICE OF PENDING LAND USE APPLICATION DEVELOPMENT REVIEW CITY OF TIGARD Community Deveropment Shaping A Better Community DATE OF NOTICE: August 27, 2001 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2001-00005 VARIANCE (VAR) 2001-00016 FILE NAME: MARTIN OFFICE BUILDING PROPOSAL: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. NOTICE IS BEING PROVIDED TO PROPERTY OWNERS AGAIN DUE TO INFORMATION INADVERTEDLY OMITTED FROM THE FIRST NOTICE REGARDING A REQUEST FOR APPROVAL OF A VARIANCE TO REDUCE THE REQUIRED 20-FOOT SETBACK FOR AN OFFICE BUILDING WITHIN A C-P ZONE ABUTTING AN R-12 ZONE TO 10 FEET. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. 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 SEPTEMBER 10, 2001. All comments should be directed to Mathew Scheideoger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 12, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address e relevant approval criteria with s cient 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." - `', III�I�_■■L■• •,ea CITY of TIGAR DY � �� _�■kj �,..I 1 41:11141 P I VICINITY MAP I LJ '■ ■PI�■ 11. 'Mors SDR2001-00005 �� ■ u 1�� 4AR2001-00016 • , ■ X1111'„- BUILDING MARTIN OFFICE ;•'11'1111■■ • .IY1i; ■ ■1111: C�11■�■� IIIiIIi -ti - --Hi111111111 11111■ T- I •■. a 11110111 moss rH11111:1: ■1:15 X71 I NI ip. lip ■ Vidompw -_,� ■L�1111=� � war �in n �� $ ■r lilll — N• 16 ����■tiA. Ili mg "Fr 1 �> ■■�■11 f City of TiYvd MI IP INT Iwo No EXHIBIT B 1 S126DC-010b2 1 S 126DC-03800 ANAST ANGELINE V FISHER MICHAEL Q 9355 SW LEHMAN 9255 SW CORAL PORTLAND,OR 97223 TIGARD,OR 97223 is 126DC-03300 1 S 126DC-03900 ATHERTON REALTY PARTNERSHIP GAMMON LYNNE M&JERRY W 2100 S WOLF 9225 SW CORAL ST DES PLAINES,IL 60018 PORTLAND,OR 97223 1 S 126DC-04800 1 S 126DC-03600 BAKER JAMES& HANSEN MELVIN L JUNE A MATHESON ROBERT T& 9395 SW CORAL BAKER DIANE R PORTLAND,OR 97223 9495 SW LOCUST#A PORTLAND,OR 97223 1 S 126DC-04801 1 S 126DC-05101 • ER JAMES : HARRIS GREGORY E MAT' SON ••BERT T& 9036 NW BENSON ST BAKER P E R PORTLAND,OR 97229 94' W LO T#A '•RTLAND,OR •7223 1 S 126DC-04900 1 S126DC-04000 BBH INVESTMENTS HEFFLER ROBERT ARNOLD 9445 SW LOCUST 9260 SW CORAL TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-04200 1 S 126DC-04001 CHAVEZ ALFRED& HOME ELMORE JR&FLORA M CORYELL ALICE 0&JACK W 8775 SW LOCUST ST#9 9900 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-04100 1 S 126DC-01006 CORYELL JACK M&ALICE 0 JOYCE DON H REVOCABLE LIVING TRUST 226 NW HERMOSA BLVD 9900 SW 92ND PORTLAND,OR 97210 TIGARD,OR 97223 1 S 126C0-01900 1S 126DC-03000 CRESCENT GROVE CEMETERY ASS KNIGHT DANIEL J CRESCENT GROVE CEMETERY JOHNSON DEANNA JEAN 9925 SW GREENBURG ROAD 9314 SW LEHMAN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-03301 1 S 1260C-01003 CROFT Z RUTH LAYMAN DEBORAH J S TRUSTEE Go GARRISON PETER 3216 SW SCHOLLS FERRY CT 9420 SW LEHMAN PORTLAND,OR 97221 TIGARD,OR 97223 1 S 126DC-03200 1 S 126DC-07800 ERICKSON 0 K&ARDIS R TRUSTEES LEHMANN SQUARE HOMEOWNERS 9350 SW LEHMAN ST ASSOCIATION TIGARD,OR 97223 19305 ROBIN CIR#55 WEST LINN,OR 97068 1 S 126 DC-05160 1S 126DC-04601 LOOS HARRY AND BEVERLY A O'DAY F BRIAN&SUSAN A 9365 SW LOCUST ST 9970 SW GREEENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1 S126DC-06500 1 S126DC-06800 LUNDMARK ALBERT C&ELIZABETH A PARTITION PLAT 1997-124 OWNERS 3381 COEUR D'ALENE DR OF LOTS 1-3 WEST LINN,OR 97068 3381 COEUR D'ALENE DR WEST LINN,OR 97068 126DC-08400 1512600-03001 LU • •RK • BERT C&ELIZABETH A PERRY STEPHEN WILLIAM AND 3381 ►• D'ALENE DR LORINDA C ST LINN,O• 17068 9885 SW 92ND PORTLAND,OR 97223 26D C-08500 1 S 126 DC-04701 LUND• ••K • RT C& ELIZABETH A PHOENIX INNS LLC 3381 ! • ,'•LENE DR BY VIPS MOTOR INNS INC ST LINN,OR • 068 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S126DC-06700 1 S126DC-04700 LUNDMARK HOMES LLC P : NIX INNS L • 3381 COEUR D'ALENE DR BY VIP • •R INNS INC WEST LINN,OR 97038 2975 :I BOO S FERRY RD SONVILLE,OR 97070 1 S126DC-05000 1 S 135BA-00102 MAURER GRANT D PPR SQUARE TOO LLC 9385 SW LOCUST ST BY MACERICH COMPANY TIGARD,OR 97223 ATTN:JANET FISHER 401 WILSHIRE BLVD STE 700 SANTA MONICA,CA 90401 15126DC-04400 1 S 126C0-01107 MOODHE JORENE •'• WASHINGTON S UARE LLC 585 MADRONA LN BY T . ACE' •' COMPANY SHERWOOD,OR 97140 ATTN:JA i... FISHER 401 i HIRE :. D STE 700 •NTA MONICA,C• 90401 1 S 126DC-03500 1S 126 DC-03700 MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL PO BOX 110 PORTLAND,OR 97223 AUMSVILLE,OR 97325 1 S 126DC-03302 1 S 126DC-07500 MURRAY DOUGLAS J RICHARDS M DALE& TILLIE A ADAMS HEATHER M 9450 SW LEHMAN 12655 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-05201 1S 126DC-07600 NAWAS CLAUDIA A R ,•DS M. - E& 9245 SW LOCUST ADAMS HER M. TIGARD,OR 97223 126 NO" - DAKOTA ARD,OR 97223 1 126DC-07`00 1S1260C-03100 RI •RDS M. 'ALE& TYROFF JACK R ELLEN D ADAMS -- HER M. 9330 SW LEHMAN 1265 " N►'TH DAKOTA PORTLAND,OR 97223 T ARD,OR 9 223 1 S 126D C-01004 1 S 126DC-04500 ROTH JEFFREY A&BETTY A VIP'S MOTOR INNS INC 9445 SW LEHMANN 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE,OR 97070 1 S 126 DC-05202 1 S 126D C-03701 RUFF MICHAEL L JOYCE E ZIMMERMAN LARRY D&DONNA J 12150 SW 124TH AVE 9335 SW CORAL ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-01002 RENAISSANCE DEVELOPMENT CORP. SPIEKERPROPERTIESL.P. 1672 SW WILLAMETTE FALLS DRIVE 10260 SW GREENBURG RD#100 WEST LINN OR 97068 PORTLAND,OR 97223 1 S 135AB-04500 SPIEKER PROPERTIES LP 10260 SW GREENBERG RD PORTLAND,OR 97223 S135AB-04600 SP R PR,'" 'TIES LP 1026' _• •' ENBERG RD '•RTLAND,OR • 223 1 S 135AB-00900 SP R P RTIES LP 10260 EENBERG RD P TLAND,OR 7223 1 35AB-00700 SPIE P ERTIES LP 10260 ENBERG RD TLAND,OR 97223 1&35AB-04400 SPI R P ERTIES LP 10260 EENBERG RD P TLAND,OR 97223 1 S 126DC-05200 THEONNES MARVIN L AND MARJORIE J TRUSTEES 10025 SW 92ND AVE PO BOX 230170 TIGARD,OR 97281 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: August 17, 2001 . A T OF MAILING TIGARD OF HOARD Community Development S hoping A Better Community STATE OE ORGO A ) County of Washington )ss. City of Tigard ) I, Patricia G. Gunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2001-5/MARTIN 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 lune 11,2001,and deposited in the United States Mail on line 11,2001, postage prepaid. illP / //. s..`._%� ,4/Li/•/Y" (Pers.• ate r=. Notici1 Subscribed and sworn/affirmed before me on the �' day of , 2001. 0 OFFICIAL SEAL 4,7:6—�- DIANE PA JELDERKS / /riA'• ;,NOTARY PUBLIC-OREGON COMMISSION NO.326578 / MY COMMISSION EXPIRES SEPT.07,2003 ' I. i ' l ' I ; I I ' W' • My Commission Expi NOTICE TO MORTGAGEE, LIENI _DER,VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY TY OF T O �TI GARD Community cDeve(opment Shaping Better Community DATE OF NOTICE: June 11, 2001 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2001-00005 Type II Land Use Application FILE NAME: MARTIN OFFICE BUILDING PROPOSAL: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9450 SW Coral Street; WCTM 1S126DC, Tax Lot 4400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JUNE 25, 2001. All comments should be directed to Mathew Scheideqger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 2, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PER CLOSES, THE DIRECTOR SHALL ISSUE YPE 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." ,Q STS .. CITY of TIGARD ma hi 'p, NOM VICINITY MAP MAI I. 1►I,±:,.- �j� L�������,1i��1` I SDR2001-00005 LI BORDERS I• ST MARTIN OFFICE VIIIIii — °', BUILDING imi. LEHMANN . o---; l' -7 $d IT 1 SIT 1 -7 l — 7 sf \ jai" c" J I I 1 � 4_ 1 1 F z � 1 T ` ST ,_-AI11 ■ E .� =: _ IM 1111111116w. tnal on . 2,I 111111111 I • 4411111 LAM N ■ . '- .� 0 zoo ,aa eoo r.n likk • ll 11111.1 T / J .4 1,: J City of Tigard 0.I. I wMwM.opIMio me 1r wall WNW myam YMYY M wIMd Nil M O., pa I$.Live•OhU I-` I 1 ,3115 SW H..M. 1 NNW,OR.tasammiti TMA I 1 , , w,,.w.,1ar...w `)DE''14 ' -5 1 S 126DC-01002 1 S 126DC-03800 ANAST ANGELINE V FISHER MICHAEL Q 9355 SW LEHMAN 9255 SW CORAL PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-03300 1 S 126DC-03900 ATHERTON REALTY PARTNERSHIP GAMMON LYNNE M&JERRY W 2100 S WOLF 9225 SW CORAL ST DES PLAINES, IL 60018 PORTLAND,OR 97223 1 S 126DC-04801 1 S 126 DC-03600 BAKER JAMES& HANSEN MELVIN L JUNE A MATHESON ROBERT T& 9395 SW CORAL BAKER DIANE R PORTLAND,OR 97223 9495 SW LOCUST#A PORTLAND,OR 97223 126DC-04800 1S126DC-05101 BA' R JAMES& HARRIS GREGORY E MATH' ON ' :ERT T& 9036 NW BENSON ST BAKER I••■ E R PORTLAND,OR 97229 949 : LO • T#A .RTLAND,OR 97223 1 S 126 DC-04900 1 S 126 DC-04000 BBH INVESTMENTS HEFFLER ROBERT ARNOLD 9445 SW LOCUST 9260 SW CORAL TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126 D C-04200 1 S 126 DC-04001 CHAVEZ ALFRED& HOME ELMORE JR&FLORA M CORYELL ALICE 0&JACK W 8775 SW LOCUST ST#9 9900 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126 D C-04100 1 S 126 DC-01006 CORYELL JACK M &ALICE 0 JOYCE DON H REVOCABLE LIVING TRUST 226 NW HERMOSA BLVD 9900 SW 92ND PORTLAND,OR 97210 TIGARD, OR 97223 1 S126C0-01900 1S126DC-03000 CRESCENT GROVE CEMETERY ASS KNIGHT DANIEL J CRESCENT GROVE CEMETERY JOHNSON DEANNA JEAN 9925 SW GREENBURG ROAD 9314 SW LEHMAN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 1260C-03301 1 S 126DC-01003 CROFT Z RUTH LAYMAN DEBORAH J S TRUSTEE C/o GARRISON PETER 3216 SW SCHOLLS FERRY CT 6060 SW 68TH CT PORTLAND,OR 97221 PORTLAND,OR 97223 1 S 126DC-03200 1 S 126DC-07800 ERICKSON 0 K&ARDIS R TRUSTEES LEHMANN SQUARE HOMEOWNERS 9350 SW LEHMAN ST ASSOCIATION TIGARD,OR 97223 19305 ROBIN CIR#55 WEST LINN,OR 97068 1 S 126DC-05100 1 S 126DC-04601 LOOS HARRY AND BEVERLY A O'DAY F BRIAN&SUSAN A 9365 SW LOCUST ST 9970 SW GREEENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 is 126DC-08500 is 126DC-06800 LUNDMARK ALBERT C& ELIZABETH A PARTITION PLAT 1997-124 OWNERS 3381 COEUR D'ALENE DR OF LOTS 1-3 WEST LINN,OR 97068 3381 COEUR D'ALENE DR WEST LINN,OR 97068 126DC-06500 1 S126DC-03001 LU •• •RK AL:- - C& ELIZABETH A PERRY STEPHEN WILLIAM AND 3381 C•'•.• I'ALENE DR LORINDA C A LINN,OR • 068 9885 SW 92ND PORTLAND,OR 97223 1 26D C-08400 1 S 126 DC-04700 LUND • :RK A : RT C& ELIZABETH A PHOENIX INNS LLC 3381 CI d- •'ALENE DR BY VIPS MOTOR INNS INC LINN,OR • +68 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 .•DC-06700 1 26DC-04701 LUND 'K H• S LLC PHO INNS 3381 CI •• •-•'•LENE DR BY VIPS ► •' INNS INC LINN,OR • 038 29757 -• BOO•- FERRY RD A SONVILLE,OR •7070 1 S 126DC-05000 1 S 1358A-00102 MAURER GRANT D PPR SQUARE TOO LLC 9385 SW LOCUST ST BY MACERICH COMPANY TIGARD, OR 97223 ATTN:JANET FISHER 401 WILSHIRE BLVD STE 700 SANTA MONICA,CA 90401 1 S 126DC-04400 26C0-01107 MOODHE JORENE PPR '•:SHINGTON SI-•RE LLC 585 MADRONA LN BY THE • E- - - COMPANY SHERWOOD,OR 97140 ATTN:JA► HER 401 SHIRE BLS: STE 700 - TA MONICA,CA 96401 1 S 126DC-03500 1S 126DC-03700 MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL PO BOX 110 PORTLAND,OR 97223 AUMSVILLE,OR 97325 1 S 126DC-03302 1S 1260C-07500 MURRAY DOUGLAS J RICHARDS M DALE& TILLIE A ADAMS HEATHER M 9450 SW LEHMAN 12655 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1S1 26 DC-05201 126 DC-07700 NAWAS CLAUDIA A RI •RDS M. D• & 9245 SW LOCUST ADAMS 4 R M. TIGARD, OR 97223 12655 • NI H DAKOTA T :•RD,OR 972 126DC-07600 1 S 126DC-03100 RI ARDS M. D• & TYROFF JACK R ELLEN D ADAM -ER M. 9330 SW LEHMAN 1265 : ••RTH DAKOTA PORTLAND,OR 97223 T ARD,OR 9 • 3 1 S 126DC-01004 1 S 126DC-04500 ROTH JEFFREY A&BETTY A VIP'S MOTOR INNS INC 9445 SW LEHMANN 29757 SW BOONES FERRY RD TIGARD, OR 97223 WILSONVILLE,OR 97070 1S1 26 DC-05202 1 S 126DC-03701 RUFF MICHAEL L JOYCE E ZIMMERMAN LARRY D&DONNA J 12150 SW 124TH AVE 9335 SW CORAL ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-01002 Renaissance Development Corp. SPIEKER PROPERTIES L.P. 1672 SW Willamette Falls Drive 10260 SW GREENBURG RD#100 West Linn, OR 97068 PORTLAND,OR 97223 1 S 135AB-04400 SPIEKER PROPERTIES LP 10260 SW GREENBERG RD PORTLAND,OR 97223 1 35AB-00900 SPIE " •ROP • IES LP 10260 BERG RD •••TLAND,OR 9 3 1' • 5AB-00700 SPIE • •"TIES LP 1026. : NBERG RD '.RTLAND,OR • -23 1' 5AB-04600 SPIE '• PROP- IES LP 10260 S " • ENBERG RD LAND,OR • •23 1 35AB-04500 SPIE • • •ROP • ES LP 10260 S' NBERG RD P•' LAND,OR 9 1S126DC-05200 THEONNES MARVIN L AND MARJORIE J TRUSTEES 10025 SW 92ND AVE PO BOX 230170 TIGARD,OR 97281 Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 is\curpin\setupllabels\CIT East.doc UPDATED: 29-Sept-00 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 L -.''''''r.'\.,,,,....,,,,,,,,,.,„ 11l CITY of TIGARD QGEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED BC (500') FOR: Butch Carter c' Renaisance Dev. m as.*w Q Oil RE: 9450 SW Coral St. LEHMANN (I S I Z6DC, 4400) ........ 0 iii E .. . , , 0 Property owner information is valid for 3 months from x>: Z the date printed on this map. 1sITUnua CORAL 117011111/111 4.\\\\Ns 1112111111•UN 1iI2I1RI 1 wissusni 11015111111106_ 11111111111 1N1a�N5161 � . LOCUST — • N > 1117WN1M 0 100 200 300 400 Feet itq A Na \ 1"=276 feet , 1B131/1111N2 1B131/1111N2� MAF At., f/t C ity of Tigard Q Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd 'NN:N.----''''''\ ---i \ Tigard,OR 972 (50d,639-9 171 http://mwr.ci.tigard.or.us Community Development Plot date:Aug 23,2001;C:Magic\MAGIC03.APR 1 S 126DC-01002 1 S 126DC-03800 ANAST ANGELINE V FISHER MICHAEL Q 9355 SW LEHMAN 9255 SW CORAL PORTLAND,OR 97223 TIGARD,OR 97223 1 S 1260 C-03300 1S1 26 D C-03900 ATHERTON REALTY PARTNERSHIP GAMMON LYNNE M&JERRY W 2100 S WOLF 9225 SW CORAL ST DES PLAINES, IL 60018 PORTLAND,OR 97223 1 S 126DC-04800 1 S 126DC-03600 BAKER JAMES& HANSEN MELVIN L JUNE A MATHESON ROBERT T& 9395 SW CORAL BAKER DIANE R PORTLAND,OR 97223 9495 SW LOCUST#A PORTLAND,OR 97223 1 S 126DC-04801 1 S 126D C-05101 • ER JAMES : HARRIS GREGORY E MAT'. SON •OBERT T& 9036 NW BENSON ST BAKER P ' E R PORTLAND,OR 97229 94•. W LO . T#A •ORTLAND,OR •7223 1S1 26 D C-04900 1 S 126 DC-04000 BBH INVESTMENTS HEFFLER ROBERT ARNOLD 9445 SW LOCUST 9260 SW CORAL TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-04200 1 S 126DC-04001 CHAVEZ ALFRED& HOME ELMORE JR&FLORA M CORYELL ALICE 0&JACK W 8775 SW LOCUST ST#9 9900 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 s 126 D C-04100 1 S 126 DC-01006 CORYELL JACK M&ALICE 0 JOYCE DON H REVOCABLE LIVING TRUST 226 NW HERMOSA BLVD 9900 SW 92ND PORTLAND,OR 97210 TIGARD, OR 97223 15126C0-01900 1 S126DC-03000 CRESCENT GROVE CEMETERY ASS KNIGHT DANIEL J CRESCENT GROVE CEMETERY JOHNSON DEANNA JEAN 9925 SW GREENBURG ROAD 9314 SW LEHMAN TIGARD.OR 97223 PORTLAND,OR 97223 1 S 126DC-03301 1 S 126DC-01003 CROFT Z RUTH LAYMAN DEBORAH J S TRUSTEE c/o GARRISON PETER 3216 SW SCHOLLS FERRY CT 9420 SW LEHMAN PORTLAND,OR 97221 TIGARD,OR 97223 1 S 126DC-03200 1 S 1260 C-07800 ERICKSON 0 K&ARDIS R TRUSTEES LEHMANN SQUARE HOMEOWNERS 9350 SW LEHMAN ST ASSOCIATION TIGARD,OR 97223 19305 ROBIN CIR#55 WEST LINN,OR 97068 1S126136-05100 1 S126DC-04601 LOOS HARRY AND BEVERLY A O'DAY F BRIAN&SUSAN A 9365 SW LOCUST ST 9970 SW GREEENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-06500 1 S 126DC-06800 LUNDMARK ALBERT C&ELIZABETH A PARTITION PLAT 1997-124 OWNERS 3381 COEUR D'ALENE DR OF LOTS 1-3 WEST LINN,OR 97068 3381 COEUR D'ALENE DR WEST LINN,OR 97068 126DC-08400 1S126DC-03001 LU RK BERT C&ELIZABETH A PERRY STEPHEN WILLIAM AND 3381 D'ALENE DR LORINDA C ST LINN,O 7068 9885 SW 92ND PORTLAND,OR 97223 26DC-08500 1 S 126DC-04701 LUN• ' ••K • RT C&ELIZABETH A PHOENIX INNS LLC 3381 ! •LENE DR BY VIPS MOTOR INNS INC T LINN,OR • 068 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 • 1 S 126DC-06700 1 S 126DC-04700 LUNDMARK HOMES LLC P NIX INNS L 3381 COEUR D'ALENE DR BY VIP R INNS INC WEST LINN,OR 97038 2975 BO S FERRY RD SONVILLE,OR 97070 1 S 126DC-05000 1 S 135BA-00102 MAURER GRANT D PPR SQUARE TOO LLC 9385 SW LOCUST ST BY MACERICH COMPANY TIGARD,OR 97223 ATTN:JANET FISHER 401 WILSHIRE BLVD STE 700 SANTA MONICA,CA 90401 1 S 126DC-04400 1 S 12600-01107 MOODHE JORENE • '" WASHINGTON a UARE LLC 585 MADRONA LN BY T - ACE' •' COMPANY SHERWOOD,OR 97140 ATTN:JA i•• FISHER 401 • HIRE = D STE 700 •NTA MONICA,C 90401 1 S 126DC-03500 1 S 126DC-03700 MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL PO BOX 110 PORTLAND,OR 97223 AUMSVILLE,OR 97325 1 S 126DC-03302 1 S 126DC-07500 MURRAY DOUGLAS J RICHARDS M DALE& TILLIE A ADAMS HEATHER M 9450 SW LEHMAN 12655 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-05201 1 S 126DC-07600 NAWAS CLAUDIA A R ••DS M. I- E& 9245 SW LOCUST ADAMS • . HER M. TIGARD,OR 97223 126 NO' . DAKOTA ARD,OR 97223 1 S 126DC-07700 181260C-0310o RI •RDS M. =ALE& TYROFF JACK R ELLEN D ADAMS .- HER M. 9330 SW LEHMAN 1265 ' N6-TH DAKOTA PORTLAND,OR 97223 T,'ARD,OR 9 223 1 S 126 DC-01004 1 S 126 DC-04500 ROTH JEFFREY A&BETTY A VIP'S MOTOR INNS INC 9445 SW LEHMANN 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE,OR 97070 1 S 126DC-05202 1 S 126DC-03701 RUFF MICHAEL L JOYCE E ZIMMERMAN LARRY D&DONNA J 12150 SW 124TH AVE 9335 SW CORAL ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 135AB-01002 SPIEKER PROPERTIES L.P. 10260 SW GREENBURG RD#100 PORTLAND,OR 97223 1 S 135AB-04500 SPIEKER PROPERTIES LP 10260 SW GREENBERG RD PORTLAND,OR 97223 IS 135AB-04600 SP R PRA" -TIES LP 10261 -,' .' ENBERG RD 0 RTLAND,OR •'223 is 135AB-00900 SP R P RTIES LP 10260 EENBERG RD P TLAND,OR 7223 1 35AB-00700 SPIE P ERTIES LP 10260 ENBERG RD TLAND,OR 97223 1 S. 35AB-04400 SPI R P ERTIES LP 10260 EENBERG RD P TLAND,OR 97223 1 S 126 DC-05200 THEONNES MARVIN L AND MARJORIE J TRUSTEES 10025 SW 92ND AVE PO BOX 230170 TIGARD,OR 97281 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: August 17, 2001 CITY OF TIGARD x,�+i COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OF TIGARD Community 3 125 SW HALL BOULEVARD Development (Better Community TIGARD, OREGON 91223 PHONE: 503-639-4171 FAX: 503-684-1297(Attn: Patty or Shirley/Planning) ' QUEST FOR: '10- :41011 Tit R 1 O , 'NERD. AILING USI• Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. ISI34AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDEIAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): q-2/3 G SZ& ,-erCL . 7 INDICATE WHETHER YOU ARE REQUESTI G 2 R 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provide o I 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 rou have not yet eld that meeting, you should request 3 sets) NAME OF CONTACT PERSON: PHONE: This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: • $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. * EXAMPLE * * * COST FOR THIS REQUEST * * 4 sheets of labels x $2/sheet = $8.00 x 2 sets = $1 6.00 _3 sheet(s) of labels x $2/sheet = $ i x ,� sets = S/: 2 sheets of labels x $2/sheet for CIT area x 2 sets = $ 4.00 7 sheet(s) of labels x $2/sheet for CIT area = x. sets = S__Z___ GENERATE LIST = $IL10 GENERATE LIST = TOTAL = S3I.00 TOTAL = Receipt #: 27200100000000003481 _,,. Date: 08/23/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-25.0000 @$1.00 100-0000-479000 $25.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check BUTCH CARTER/RENAISSANCE DEVELOPMENT 0 0 0 $40.00 Change BURCH CARTER 0 0 0 ($15.00) TOTAL AMOUNT PAID: $25.00 • ■ CITY of TIGARD QGEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED a (500') FOR: Tern Young Irlq111111.1. � Renaissance Dev. � w RE: 9450 SW Coral ...e /...a- . J /� LEHMANN (I S 126DC, 4400) ' ,I , ,/ I unMu h1nmIe07Iietn,malumnsilae,minclicaMM l I litrilICUNII 1141111111121161 Property owner information IC■ is valid for 3 months from I , J NmMaaernmssaer papeaNI i" mpIN N the date printed on this map. r(... 1itlNgaN , j'VSSi ...-4411. .nilli -, idTRNNNNI 1ttaNONaN Naeaeara ....11.1 ` ;,;, m LOCUST • N =MUM amaMN IMMOSNO 0 100 200 300 400 Feet IV=271 feet aNWetTe! J MA Cr of Tigard Information on this map is for general location only and A Q should be verified with the Development Services Division. /L �/ 13125 SW Hall Blvd ii Tigard,OR 97223 (503)639171 http:/Iwvnv.ci.tigard.onus Community Development Plot date:Apr 2,2001;C:\magic\MAGIC03.APR 1S1 26D C-01002 1 S 126DC-03800 ANAST ANGELINE V FISHER MICHAEL Q 9355 SW LEHMAN 9255 SW CORAL PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-03300 1 S 126 DC-03900 ATHERTON REALTY PARTNERSHIP GAMMON LYNNE M&JERRY W 2100 S WOLF 9225 SW CORAL ST DES PLAINES, IL 60018 PORTLAND,OR 97223 1 S 126DC-04801 1 S 126 DC-03600 BAKER JAMES& HANSEN MELVIN L JUNE A MATHESON ROBERT T& 9395 SW CORAL BAKER DIANE R PORTLAND,OR 97223 9495 SW LOCUST#A PORTLAND,OR 97223 126DC-04800 1 S 126DC-05101 BA' R JAMES& HARRIS GREGORY E MATH' ON 'e:ERT T& 9036 NW BENSON ST BAKER D.i E R PORTLAND,OR 97229 949 : LO . T#A •dRTLAND,OR 97223 1 S 126DC-04900 1 S 126 D C-04000 BBH INVESTMENTS HEFFLER ROBERT ARNOLD 9445 SW LOCUST 9260 SW CORAL TIGARD, OR 97223 PORTLAND,OR 97223 1 S 126 D C-04200 1 S 126 D C-04001 CHAVEZ ALFRED& HOME ELMORE JR&FLORA M CORYELL ALICE 0&JACK W 8775 SW LOCUST ST#9 9900 SW 92ND TIGARD,OR 97223 PORTLAND, OR 97223 1S126DC-04100 1S126DC-01006 CORYELL JACK M&ALICE 0 JOYCE DON H REVOCABLE LIVING TRUST 226 NW HERMOSA BLVD 9900 SW 92ND PORTLAND,OR 97210 TIGARD, OR 97223 1 S 12600-01900 1 S 126DC-03000 CRESCENT GROVE CEMETERY ASS KNIGHT DANIEL J CRESCENT GROVE CEMETERY JOHNSON DEANNA JEAN 9925 SW GREENBURG ROAD 9314 SW LEHMAN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-03301 1 S 126DC-01003 CROFT Z RUTH LAYMAN DEBORAH J S TRUSTEE c/o GARRISON PETER 3216 SW SCHOLLS FERRY CT 6060 SW 68TH CT PORTLAND,OR 97221 PORTLAND,OR 97223 1S126DC-03200 1S126DC-07800 ERICKSON 0 K&ARDIS R TRUSTEES LEHMANN SQUARE HOMEOWNERS 9350 SW LEHMAN ST ASSOCIATION TIGARD,OR 97223 19305 ROBIN CIR#55 WEST LINN,OR 97068 1 S 126DC-05100 1 S 126DC-04601 LOOS HARRY AND BEVERLY A O'DAY F BRIAN&SUSAN A 9365 SW LOCUST ST 9970 SW GREEENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1512600-08500 1 S 126DC-06800 LUNDMARK ALBERT C& ELIZABETH A PARTITION PLAT 1997-124 OWNERS 3381 COEUR D'ALENE DR OF LOTS 1-3 WEST LINN, OR 97068 3381 COEUR D'ALENE DR WEST LINN,OR 97068 126D0-06500 1 S 126DC-03001 LU • •RK AL:-' C&ELIZABETH A PERRY STEPHEN WILLIAM AND 3381 Co D'ALENE DR LORINDA C • LINN,OR '7068 9885 SW 92ND PORTLAND,OR 97223 1 26DC-08400 1S12600-04700 LUN• •RK A : RTC&ELIZABETH A PHOENIX INNS LLC 3381 CI •- D'ALENE DR BY VIPS MOTOR INNS INC - LINN,OR • 68 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 ..DC-06700 1 26DC-04701 LUND - K H•._ S LLC PHO INNS L 3381 C• "'•LENE DR BY VIPS . •' INNS INC LINN,OR • 038 29757 -• BOO - FERRY RD • SONVILLE, OR •7070 1 S 126DC-05000 1 S 135BA-00102 MAURER GRANT D PPR SQUARE TOO LLC 9385 SW LOCUST ST BY MACERICH COMPANY TIGARD, OR 97223 ATTN:JANET FISHER 401 WILSHIRE BLVD STE 700 SANTA MONICA,CA 90401 181260C-0440o 2600-01107 MOODHE JORENE PPR '• :SHINGTON Si.•RE LLC 585 MADRONA LN BY THE E. - - COMPANY SHERWOOD,OR 97140 ATTN:JA► HER 401 • SHIRE BL't a STE 700 • TA MONICA,CA 94401 151260C-03500 1 S 1260 C-03700 MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL PO BOX 110 PORTLAND,OR 97223 AUMSVILLE,OR 97325 1 S 126 DC-03302 1S12600-07500 MURRAY DOUGLAS J RICHARDS M DALE& TILLIE A ADAMS HEATHER M 9450 SW LEHMAN 12655 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 12600-05201 12600-07700 NAWAS CLAUDIA A RI •RDS M. DA E& 9245 SW LOCUST ADAMS R M. TIGARD,OR 97223 12655 N• H DAKOTA T :•RD,OR 972 x126DC-0`1600 1 S 126DC-03100 RIC,ARDS M. D, & TYROFF JACK R ELLEN D ADAM 'ER M. 9330 SW LEHMAN 1265 : ••RTH DAKOTA PORTLAND,OR 97223 T ARD,OR 9 ' 3 1 S 126DC-01004 1 S 126DC-04500 ROTH JEFFREY A&BETTY A VIP'S MOTOR INNS INC 9445 SW LEHMANN 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE,OR 97070 1 S 126 DC-05202 1 S 126 D C-03701 RUFF MICHAEL L JOYCE E ZIMMERMAN LARRY D&DONNA J 12150 SW 124TH AVE 9335 SW CORAL ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 135AB-01002 SPIEKER PROPERTIES L.P. 10260 SW GREENBURG RD#100 PORTLAND,OR 97223 1 S 135AB-04400 SPIEKER PROPERTIES LP 10260 SW GREENBERG RD PORTLAND,OR 97223 1 35AB-00900 SPIE ' •ROP IES LP 10260 BERG RD '.'TLAND,OR 9 3 1-• 5AB-00700 SPIE - • P'•' 'TIES LP 1026' :I - NBERG RD '.RTLAND,OR • '23 1• 5AB-04600 SPIE '• PROP IES LP 10260 S i " ' ENBERG RD P. LAND,OR • •23 1 35AB-04500 SPIE • •ROP • ES LP 10260 S NBERG RD P.• LAND,OR 9 IS 126DC-05200 THEONNES MARVIN L AND MARJORIE J TRUSTEES 10025 SW 92ND AVE PO BOX 230170 TIGARD,OR 97281 Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 is\curpin\setup\labels\CIT East.doc UPDATED: 29-Sept-00 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 APR-02-01 MON 02 09 PM RENAISSANCE DEVELOPMENT FAX NO 5012441633 P. 01 1672 SW Willamette Falls Drive °P. 64141111114114140 • West Linn OR 97068 Phone: (503) 557-8000 Fax: (503) 656-1601 RENAISSANCE DEVELOPMENT CORPORATION Fax To: Patty/Shirley in Planning Frown: Terri Young—Direct Line 503-557-1800 Fax: 503-684-7297 Pages: 3 Phone: Date: 4/2/01 — Rs: Request for Prty Owner Mailing List CC; L.1 Urgent 0 For Review ❑ Please Comment ❑Please Reply ❑Please Recycle APR-02-01 MON 02:09 PM RENAISSANCE DEVELOPMENT FAX NO, 5m2441633 P. 02 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OFTIGARD Community'Devei2 pnrent 13125 SW HALL BOULEVARD shaping (Better Community TIGARD, OREGON 97223 PHONE: 503-639-1171 fAX: 503-631.7297 (Attn: Patty or Shirley/Planning) r I EDA LILFOi TJ J1LftEi OWNER MAftING1 SIT' Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT t1AP & TAX LOT N,Ltl1 RS (i.e. I5134AB,Tax tot 00100) OR THE ADDRESSB FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): ----- - °l y 50 5 ui GQ l ( /siAA ,i/%w).____._.- INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: s5 ..d.Q .. ____ (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application. submittal. If a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON:T 4'rt 3oL(Aa . PHONE: c 3 .....55 - -I SQ-O This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cosi.Description; $1 I to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheen). 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 = 59.00 x j_ sets = $16 00 sheet(s)of labels x $2/sheet = $_-fg x 3 sets = S� 1 labels — of labels x 2/sheet f CIT area = 3 sets = I__ sheets of Iabe s x Si/sheet for CIT area x _2_ sets -� S 4.00 �,1_ sheet(s) S $__ GENERATE LIST = $11.00 GENERATE LIST = $ l r TOTAL = $31.00 TOTAL = APR-02-01 MON 02:09 PM RENAISSANCE DEVELOPMENT FAX NO. 5022441633 P. 03 a- SW IN$E IN SECTION 26 T 1 5 R I W WM, 1 I 26DC WASHING 7411 COUNTY 011EGON ]6l MAr ••r' 10AL7 I'.100' 1 ri00 l" 1,f. mila • pppp •+ sox /r. C 1Dri. y'(a��1�Ir :ITr. " �..�:,�rL'.:..a I/ •Wen = IGA. la ;111■ �'^riw� wlwuu, 9 1 / • /B 8 � • • ..wl.•1. • . r 100 i rw 4 .. t' J i r lal. rr+ T' mppa jj ij� el DWI 7r - 1., as.rte yw; •• 700 ;1 �� 32000:00.' q _ ' r.�L.U n/.. W s r ...'l-e W1 - 05 1 , i 101 r °°°° > :m 3' f 10I ' NOl Q f Tel LI w • I �'Nrl ( 7 ill ra. a cri • T ma • �/ { ��'"' i DORDERS ..o^ STREET 1 . s i Ire O1 ... _ ..- r .� .-_ 7/.. '.. 11m 1•0.14- r i , I'.Ie1 .Ilea 1 7 1 • Izal 4• E 1100 •"'�"`— r 23-81 I iz.r. JIV { y 9• me 7220 • ri r?l. R I ,.0 .I a 100] I MO/ w0i 1100 i Iyyaa w.r22p_ {rF YAP / I l 1 'r/r JII. •�• M ,N* J/�. Jl. Jar IMO. 2l7 V I 021 2,020 • I'5 • 14 •u I 1 1� CV l.arr. r t •pM s -�.1, 'M9, _ I L F: Ni to 23-64 - i i r LEHMAN 411."' STREET y 4.00 iii a 11 D J!!r. 7001/ i1t .. - / Y Y �1 •. 1;,,,{ idol- ..1 I Y "3/1, 1 _••i A r1. 1... l .100+. N00 ^-0 4 �1-+ . --�-- A E '1 I a7A R'+b EIN u-%4 eeo+ W , [A4+• • If lea.. (011 ot?'fa.T jm n.' p 'I{y0 710 i 1 r7� "I�r• r ipa' F 00 NOT 11[14 pl • JIA. `sal E Jr.• y rM ART pTr�ll Lilt i.VraA1 * 1 g r4 1 A IOU -(=.Y(/'"y • a 1 f t.0i 7707 o t , ! �. /r. i 7101 7100 Y • Y •&... . .. •.r v ...10 •ur W • lwrw Y1.a _pith + •/ I- I S.W f .1 ..r. G0 ` 1::` r�Ae.1i:.. -- ...err.. ...r STREET I.,' oral 746.;*.al. T � 11 ..A-' , TT,J .:p.._" -1 r �.,.9•1• IIM'. r.r ./IAF + ' .J hlM 1141 .JI N .pig/�' 1102 �4 i7.14 /Ter.•if • • •r' TJ s :T. _ea.- ../1t. I we 040 y� { 3 NIA NW. emp a7pl • DI __.C.- .....-•-•'‘. 'r.._ _ i , M p4 I 3[ `1(e .N r N rr tA1 �A• . l.Ar L4 l a \ !Ern {.�+w..OM 41 Vile r F •+111• 0 k!i ? r I'M 4 nail yea ! • ,, i ' TIGARD • " - .1_ 26DC:4....0 .Q ..... i. ...li y EXHIBIT H SITE DEVELOPMENT REVIEW Ate; !�`!� TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: 3PR/BIe/GAS/.SC DATE OF PRE-APP.: 'F— Il -OU Property Address/Location(s): Q1+50 3 *J Coral 5 FOR STAFF USE ONLY -1-1 ris-d... 1 ' ^� ii�it Tax Map &Tax Lot#(s): M� I S �01(.o DC.J ` � Case No.(s):5�- ��-' — �. Lot 1-4-4 on i` Other Case No.(s): i Site Size: 3) to I tD ueuve, e-T `n Receipt No.: A O G - Application ccepted By: g Property Owner/Deed Holder(s)': Q thetyi (Yar 5 o Date: >) re ne. mooche. r Ve rs� e t vL Address: 5's 5— mac/rot-1i_ La Phone:56-1,) City: SI'j !ri,(A)D8 Zip: //0 Date Determined To Be Complete: Applicant*: gencuSSc2'1('Q Devi Jb rY1er1t" Coe-f) ) S1,1.) ,'1 f� �;I Comp Plan/Zone Designation: Address: )091,SW LUrl,�x/nelie.'MIA hone 552 C-F City: We Si- .Lt.11.4 Zip: oil DID g �0.S° " CIT Area: * When the owner and the applicant are different people, the Rev.11/26/98 is\curpinlmasterslsdra.doc applicant 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) must sign this application in the space provided on the back of this form or submit a written authorization with this REQUIRED SUBMITTAL ELEMENTS application. V pplication Elements Submitted: PROPOSAL SUMMARY L Application Form F, downer's Signature/Written Authorization The owners of record of the subject property request Site IP Title Transfer Instrument or Deed Development Review approval to 5Ilow(please be specific): le 4� ite/Plot Plan C�3-nu. 4 /�Q � `1A)D- cn #of copies based on pre-app check list) b a • _2, .. / w�r I 41J .- r ,` l Site/Plot Plan (reduced 8'/7"x 11") J I „ 1- Applicant's Statement KJ �#of copies based on pre-app check list) K . Iv, ,.,', onstruction Cost Estimate k ��� IPi/ USA Sewer Use Information Car ' ' Distributed/completed at application submittal) 'i rl'I 2 Sets of Pre-Addressed/Pre-Stamped, Or 4egal Size Envelopes Or Filing Fee (Under$100,00)) $ 800..Qk ($1 00,000-$999,999)c600_9_' I ($1 Million&Over) $1,780.00 (+$5/$10,000) 1 ik4 st'ji),:,-3, I`..1J ►41— 4`ei ul5A Piro tAL tSdttk) 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 1 day of M 411 , 1-DO Owne Sig t ilile Owner's Signature Owner's Signature Owner's Signature 2 VARIANCE `'', TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: Julia Hajouk DATE OF PRE-APP.: 8/17/2000 Property Address/Location(s): 9450 SW Coral Street Tigard, OR 97223 Tax Map &Tax Lot#(s): 1 S1 26DC 04400 - FOR STAFF USE ONLY Site Size: 0 . 77 Acres Property Owner/Deed Holder(s)*:Robert & Thelma Martin Case No.(s): Address: 585 SW Madrona Phone: City: Sherwood, OR Zip:97140 Other Case No.(s): Applicant*:Reniassance Development Receipt No.:, _ _ , _ - Address: 1 672 SW Willamette Avlhone503-557-8000 Application Accepted By: City:West1 inn, OR Zip: 97068 - Date: *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Date Determined Complete: authorization from the owner or an agent of the owner. The owner(s) Rev.8/4/2000 i:k xupin\masters\revised\variance.doc must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request permission for a Variance to the following provision(s) of the Community Development REQUIRED SUBMITTAL ELEMENTS Code (please circle one only): (Note: applications will not be accepted wi out the required submittal elements) ➢Administrative Variance: $ 545 )Special Adjustments •Access/Egress Standards Adjustment $ 545 Application Form • Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 [] Owner's Signature/Written Authorization -Reduction in New Development/Transit Improvement $ 545 ED Title Transfer Instrument or Deed -Reduction in Existing Development/Transit Improvement $ 545 -Increase in Maximum Parking Ratio $ 545 Site/Plot Plan -Reduction in Bicycle Parking $ 545 (#of copies based on pre-app check list) -Alternative Parking Garage Layout $ 545 • Sign Code Adjustment $ 545 [4 Site/Plot Plan (reduced 8'/:"x 11") • Tree Removal Adjustment $ 545 I Applicant's Statement • Wireless Communication Facility Adjustment—Setback from Nearby Residence $ 545 (#of copies based on pre-app check list) • Street Improvement Adjustment $ 545 ❑ 2 Sets of Pre-Addressed/Pre-Stamped Please state the reason for the Variance request: #10 Envelopes & Copy of 500' Property Owner List Generated by the City 20 foot setback requirement from a r-nrnmeical �" zone to a residential zone. Filing F e (Administrative) 4545.09. Please see attached letter LIME , i.4-1Y1 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: S D i2 a 00I - 00 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 day of �It�< ws -/ 20 / A Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 R".1711111 RENAISSANCE DEVELOPMENT CORPORATION April 30, 2001 City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Re: Cost Estimate for Martin Building We are building an 18,000 s.f., two-story commercial building at 9450 SW Coral Street. The estimated cost is $53 s.f. for a total cost of$954,000. Please call with any questions. Sincere ' .ndal :� tian President 1672 SW Willamette Falls Drive • West Linn, Oregon 97068 • 503.557.8000 • Fax 503.656.1601 `NOTICE OF NEIGHBORHOOD MEETING, April 4, 2001 RE: Martin Commercial Building Dear Resident, As the owner of the property located at 9450 SW Coral Street in Tigard I am considering proposing a site development review for a two-story 18,000 s.f office building 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: Wednesday, April 25, 2001 Metzger Elementary 10255 SW 90`h, Portland 6:00 p.m. 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 discussing the proposal with you. Please call me at (503) 557-8000 if you have any questions. Since ely, A R. dal ebastian Renaissance Development Corporation 1672 SW Willamette Falls Drive West Linn OR 97068 AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, ,Va.riL ie)r ut ii IL . being duly sworn, depose and say that on A pr 1 1 5 1 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) /; q1-I�17 (5GO ( -rai. �-YLFf `1-i , (l rd D_� 'i a copy of which notice so mailee1is attached here'tb and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at I,l,)_P L t Yijt; 0� r ( y� with postage prepaid thereon. ,I.n.A/',...,),(..it.-- 441.L.1-1-'1,),.-- _____._ Sig ature ; (In the presence of a Notary Public) • (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE'NOTARIZE) Subscribed and sworn/affirmed before me on the day of (.r ,L-L, , I e,M... OFFICIAL SEAL ���1 a TERRI YOUNG • Jj 7 _ NOTARY PUBLIC-OREGON �'�t t / j ;;;� COMMISSION NO.317253 1 MY • MISSION EXPIRES OCTOBER 22.2002 NOTARY PUBLIC 0 �;L)REGOM My Commission Expires: !a J f b� (App)wawa, Iris:;,, conti,l,'(,, rttlin•nuttt,rn Iu Inv lint iu•ul,or i,irtctrntont-‘vttit invt,,rsoti pr•,r),•c:.) I-- � N:\\ ; 4I 1 ' IROII "I.OR PROPOSED NAME: Md_r4- r. .4 C _ --- _ -- TYPE) IR )I ,I ) 1)1•:\ \II;\I•: - S,4'1t:y_fj.t - - - mil itdidet ----- - Nan„ „f AI,1tL,:utUO..•r -_ �`I Q text i a.4' - ---- • tlI .•, , t f • ,+ .,1 I. rtuut nI Sut,l,•, 1' i i tf � ( w-tti: r _ ` WA- J I titiojeei I'r 1,••,+v'I tx \1 ,1i(•.1 .,tnl I..n ::r•.l rs I,-�l.,.nC� t i-�-nr) — --- S 126D C-01002 1 S 126DC-03800 ANAST ANGELINE V FISHER MICHAEL Q 9355 SW LEHMAN 9255 SW CORAL PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-03300 1 S 126DC-03900 ATHERTON REALTY PARTNERSHIP GAMMON LYNNE M&JERRY W 2100 S WOLF 9225 SW CORAL ST DES PLAINES, IL 60018 PORTLAND,OR 97223 1S 126DC-04801 1 S126DC-03600 BAKER JAMES& HANSEN MELVIN L JUNE A MATHESON ROBERT T& 9395 SW CORAL BAKER DIANE R PORTLAND,OR 97223 9495 SW LOCUST#A PORTLAND,OR 97223 1260C-04800 1 S 126DC-05101 BA' R JAMES& HARRIS GREGORY E MATH' ON • :ERT T& 9036 NW BENSON ST BAKER •.+ ER PORTLAND,OR 97229 949 : LO • T#A •RTLAND,OR 97223 1 S 126DC-04900 1 S 126DC-04000 BBH INVESTMENTS HEFFLER ROBERT ARNOLD 9445 SW LOCUST 9260 SW CORAL TIGARD,OR 97223 PORTLAND,OR 97223 1S 126DC-04200 1 S 126DC-04001 CHAVEZ ALFRED& HOME ELMORE JR&FLORA M CORYELL ALICE 0&JACK W 8775 SW LOCUST ST#9 9900 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-04100 1 S 126DC-01006 CORYELL JACK M&ALICE 0 JOYCE DON H REVOCABLE LIVING TRUST 226 NW HERMOSA BLVD 9900 SW 92ND PORTLAND,OR 97210 TIGARD,OR 97223 1 S 126C0-01900 1 Si 260C-03000 CRESCENT GROVE CEMETERY ASS KNIGHT DANIEL J CRESCENT GROVE CEMETERY JOHNSON DEANNA JEAN 9925 SW GREENBURG ROAD 9314 SW LEHMAN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-03301 1 S 126DC-01003 CROFT Z RUTH LAYMAN DEBORAH J S TRUSTEE Go GARRISON PETER 3216 SW SCHOLLS FERRY CT 6060 SW 68TH CT PORTLAND,OR 97221 PORTLAND,OR 97223 is 126DC-03200 1 S 126DC-07800 ERICKSON 0 K&ARDIS R TRUSTEES LEHMANN SQUARE HOMEOWNERS 9350 SW LEHMAN ST ASSOCIATION TIGARD,OR 97223 19305 ROBIN CIR#55 WEST LINN,OR 97068 i S 126DC-05100 1S 126DC-04601 LOOS HARRY AND BEVERLY A O'DAY F BRIAN&SUSAN A 9365 SW LOCUST ST 9970 SW GREEENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-08500 1 S 126DC-06800 LUNDMARK ALBERT C&ELIZABETH A PARTITION PLAT 1997-124 OWNERS 3381 COEUR D'ALENE DR OF LOTS 1-3 WEST LINN,OR 97068 3381 COEUR D'ALENE DR WEST LINN,OR 97068 126DC-06500 1 S 126 DC-03001 LU RK AL:-' C&ELIZABETH A PERRY STEPHEN WILLIAM AND 3381 CS".• •'ALENE DR LORINDA C LINN, OR •7068 9885 SW 92ND PORTLAND,OR 97223 1 260C-08400 1 S 126DC-04700 LUND ••RK A s RTC&ELIZABETH A PHOENIX INNS LLC 3381 CO •' •'ALENE DR BY VIPS MOTOR INNS INC LINN,OR • +68 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 •DC-06700 1 26DC-04701 LUND •K H•,. S LLC PHO INNS 3381 CI i• ∎'•LENE DR BY VIPS c •• INNS INC LINN,OR 9 038 29757 .• BOO•- FERRY RD SONVILLE,OR •7070 1 S 126DC-05000 1 S 135BA-00102 MAURER GRANT D PPR SQUARE TOO LLC 9385 SW LOCUST ST BY MACERICH COMPANY TIGARD,OR 97223 ATTN:JANET FISHER 401 WILSHIRE BLVD STE 700 SANTA MONICA,CA 90401 1 S 126DC-04400 26C0-01107 MOODHE JORENE PPR • :SHINGTON SO-•RE LLC 585 MADRONA LN BY THE E• - - COMPANY SHERWOOD. OR 97140 ATTN:JAi HER 401 SHIRE BL•: STE 700 - TA MONICA,CA 96401 1 S 126DC-03500 1S 1260C-03700 MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL PO BOX 110 PORTLAND OR 97223 AUMSVILLE,OR 97325 1S 126DC-03302 1 S 126DC-07500 MURRAY DOUGLAS J RICHARDS M DALE& TILLIE A ADAMS HEATHER M 9450 SW LEHMAN 12655 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-05201 126DC-07700 NAWAS CLAUDIA A RI •RDS M.DA & 9245 SW LOCUST ADAMS 4, R M. TIGARD,OR 97223 12655 • N•' H DAKOTA T =•RD,OR 972 • 4V 260C-07600 1S126DC-03100 RIGS,ARDS M.D & TYROFF JACK R ELLEN D ADAM -ER M. 9330 SW LEHMAN 1265 : •RTH DAKOTA PORTLAND,OR 97223 T ARD,OR 9 • 3 1 S 126 DC-01004 1 S 126DC-04500 ROTH JEFFREY A&BETTY A VIP'S MOTOR INNS INC 9445 SW LEHMANN 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE,OR 97070 1 S 126 DC-05202 1 S 126DC-03701 RUFF MICHAEL L JOYCE E ZIMMERMAN LARRY D&DONNA J 12150 SW 124TH AVE 9335 SW CORAL ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 135AB-01002 SPIEKER PROPERTIES L.P. 10260 SW GREENBURG RD#100 PORTLAND,OR 97223 1 S 135AB-04400 SPIEKER PROPERTIES LP 10260 SW GREENBERG RD PORTLAND,OR 97223 1 35AB-00900 SPIE " •ROP • IES LP 10260 • BERG RD •••TLAND,OR 9 3 1-• 5AB-00700 SPIE • P••"TIES LP 1026. : NBERG RD ••RTLAND,OR • '23 1' 5AB-04600 SPIE '• PROP- IES LP 10260 S " ' ENBERG RD P LAND,OR • •23 1 35AB-04500 SPIE • •ROP • ES LP 10260 S •- NBERG RD P•' LAND,OR 9 1 S 126DC-05200 THEONNES MARVIN L AND MARJORIE J TRUSTEES 10025 SW 92ND AVE PO BOX 230170 TIGARD,OR 97281 Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 is\curpin\setup\labels\CIT East.doc UPDATED: 29-Sept-00 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th'Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 ` Consulting, Inc. Committed to Excellence Planning • Engineering • Surveying Mathew Scheidegger August 22. 2001 City of Tigard Planning Department 13125 SW Hall Blvd. Tigard,Oregon 97223 RE: Addendum `A'to Exhibit`A'(Martin Office Narrative) SDR2001-1-00005, CNF Consulting,Inc. Project#2000-0223-01 Dear Mathew, Per our various telephone conversations and meetings,we are submitting this letter as an addendum to Exhibit `A' (Site Development Review Narrative)(SDR200I-1-00005),and a type 11 variance application, requesting a variance to the setback requirements,as described in the City of Tigard Municipal Code Section 18.520(table 18.520.2,Development Standards for Commercial Zones), for the Martin Office Building. The Martin Office Building site(Tax Lot 4400)is zoned Professional Commercial (C-P)(zoned by Washington County),and along the southern property line there is a parcel (Tax Lot 4801)zoned as Residential Twelve(R-12)(also zoned by Washington County)(see attached map). City of Tigard's Municipal Code Section 18.520,table 18.520.2 calls for a minimum setback of 20 feet when a commercial zone abuts any residential zone. Tax Lot 4801 (the parcel in question)is completely surrounded by other properties zoned C-P(see attached map). Per our conversations,you stated that the parcel in question and the other par_els in the general area are going to be re-zoned to Mixed-use Employment 2(MUE-2). Additionally, tax lot 4801 is currently paved with asphalt cement for use as a parking lot for a professional office building loner! as C-P. The Washington Town Square/Lincoln Center area has shortage of parking spaces, thence the probability of tax lot 4801 being re-developed to residential use is extremely unlikely. Also,considering the master plan zone changes it is unlikely that the City of Tigard would allow any re-development other than for the proposed zone of MUE-2. In conclusion, we believe that a type II variance(from a 20 foot setback to a 10 foot setback) should be approved. We base this opinion upon the fact that tax lot 4801is an island a residential zoned area surrounded by commercial zoning and it is currently being used as a parking lot. Additionally, the proposed Martin Office Building fits its' current zoning classification as well as the proposed zoning classification for the surrounding area. Additionally the building is architecturally designed to amend the area. Sincerely, L. Brad Cre ent, P.E. Principal CNF Consulting, Inc. cc: Renaissance Development • enclosure: 6222 S.W. Virginia Ave. Suite #1 • Portland, Oregon 97201 • (503) 246-I200 • (503) 246-2579 fax Exhibit `A' Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.070 Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure,as governed by Section 18.390.040. B. Additional information. In addition to the submission requirements required in Chapter 18.390, Decision-Making Procedures, an application for the conceptual development plan must include the following additional information in graphic, tabular and/or narrative form. The Director shall provide a list of the specific information to be included in each of the following: 1. An existing site conditions analysis; 2. A site plan; 3. A grading plan; 4. A landscape plan; 5. Architectural elevations of all structures; and 6. A copy of all existing and proposed restrictions or covenants. The application includes all the required materials as outlined in section 18.390.040. Additionally the application includes documents for items 1 through 5 above, which are being submitted as exhibitsA-M as follows: A - written narrative, B - impact study, C — Civil Engineering Documents (Existing Site Conditions Plan, Demolition Plan, Site Plan, Grading and Erosion Control Plan, Storm Drainage Plan, Sanitary Sewer and Water Plan, Landscaping Plan, Coral Street Improvements, and corresponding construction details,D—Architecture Plans and Elevations,E—Pre-Application meeting notes,F—Title Information, G — Neighborhood Meeting Notes, H — Site Development Review (SDR) Type II Application,I—Site Assessment for Wetland and Sensitive Areas,J—Hydrological/Hydraulic Analysis, K — Refuse Disposal Letter, L — Geotechnical Investigation, M — Unified Sewerage Agency (USA) provider Letter. There are no existing or proposed restrictions or covenants. 18.360.080 Exceptions to Standards No exceptions are requested for setbacks, parking, private or shared outdoor areas, or landscaping are required with this application. The proposed project meets or exceeds all setbacks, parking, shared outdoor areas, and landscaping requirements. A variance for buffering is being applied for and is discussed under section 18.745. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 1 of 21 18.360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions,or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; 2. Relationship to the natural and physical environment: a. Buildings shall be: (1) Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2) Located in areas not subject to ground slumping or sliding; (3) Located to provide adequate distance between adjoining buildings for adequate light,air circulation,and fire-fighting; and (4) Oriented with consideration for sun and wind. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. The proposed location of the Martin office Building was determined by the setbacks as required by The City of Tigard Development Codes, the existing topography, the natural storm drainage, the public sanitary depths, the American Disability Act (ADA) requirements, and the adjacent properties all contributed to the location and layout of the site design. As such, the proposed Martin Office Building location cannot accommodate the existing structures or trees on the site. The existing trees will be replaced/mitigated and is discussed in section 18.790. The natural drainage of the site is to the South and will remain as such, although the stormwater currently causes minor flooding to the two businesses to the South, and the residential property to the east. This development will greatly improve the current flooding situation. The location of the building provides the ideal balance for the site and will meet the above criteria. The building will be placed on engineered (compacted)fill and a full Geotechnical report is being provided(exhibit L 3. Exterior elevations: a. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: (1) Recesses,e.g.,decks,patios,entrances,floor area,of a minimum depth of eight feet; (2) Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet,a maximum length of an overhang shall be 25 feet; and (3) Offsets or breaks in roof elevations of three or more feet in height. The site is currently zone for commercial use(zone C-P), and the Proposed Martin Office Building meets the criteria for commercial zoning. Thence, the application is for commercial not Single Family or Multi- family. Therefore the above section does not apply. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 2 of 21 4. Buffering,screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1) The purpose of the buffer, for example to decrease noise levels,absorb air pollution, filter dust,or to provide a visual barrier; (2) The size of the buffer required to achieve the purpose in terms of width and height; (3) The direction(s)from which buffering is needed; (4) The required density of the buffering; and (5) Whether the viewer is stationary or mobile. b. On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (1) What needs to be screened; (2) The direction from which it is needed; (3) How dense the screen needs to be; (4) Whether the viewer is stationary or mobile; and (5) Whether the screening needs to be year around. The proposed Martin Office Building is consistent with the current zoning for the immediate area and adjacent properties. Screening and buffering will be provided along the East side of the property by landscaping and fencing, where the commercial zone meets single family residential. Screening and Buffering will be discussed further in section 18.745. 5. Privacy and noise: multi-family or group living uses: The site is currently zone for commercial use(zone C-P), and the Proposed Martin Office Building meets the criteria for commercial zoning. Thence, the application is for commercial not Single Family or Multi- family. Therefore the above section does not apply. 6. Private outdoor area: multi-family use: The site is currently zone for commercial use(zone C-P), and the Proposed Martin Office Building meets the criteria for commercial zoning. Thence,the application is for commercial not Single Family or Multi- family. Therefore the above section does not apply. 7. Shared outdoor recreation areas: multi-family use: The site is currently zone for commercial use(zone C-P), and the Proposed Martin Office Building meets the criteria for commercial zoning. Thence,the application is for commercial not Single Family or Multi- family. Therefore the above section does not apply. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 3 of 21 8. Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. The proposed development is not adjacent to the 100-year floodplain; therefore this section does not apply. 9. Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and b. These areas may be defined by,but not limited to: (1) A deck,patio, low wall, hedge,or draping vine; (2) A trellis or arbor; (3) A change in elevation or grade; (4) A change in the texture of the path material; (5) Sign; or (6) Landscaping. As shown on the site plan, walkways are clearly marked either by striping or concrete walks, in contrast to the asphalt paving of the parking lot. These walkways will direct people to the entrances of the building. The parking spaces are bordered by landscaping to further define the areas that are public space. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; b. Interior laundry and service areas shall be located in a way that they can be observed by others; c. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. Windows will be provided on all sides of the proposed building and will facilitate observation of the surroundings. The entire parking area will be visible from SW Coral Street and lighting will be provided throughout. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 4 of 21 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b. The requirements for transit facilities shall be based on: (1) The location of other transit facilities in the area; and (2) The size and type of the proposal. c. The following facilities may be required after City and Tri-Met review: (1) Bus stop shelters; (2) Turnouts for buses; and (2) Connecting paths to the shelters. The Proposed Martin Office Building Project will be served by two Tri-Met bus routes(route 76 and 78), which travel along SW Greenberg Road. The nearest Tri-Met Transit center is located at Washington Square,which is less than one-half mile from the site. Therefore,no new transit facilities are proposed with this development. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; b. I n addition to the open space and recreation area requirements of subsections 5 and 6 above,a minimum of 20 percent of the gross area including parking,loading and service areas shall be landscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. The Proposed Martin Office Building Landscaping Plan(exhibit C)contains a total Landscaped area of 7,230 square feet(sqft)(21.6%),which contains has an allowable landscaping area of 6,732 sqft(20.1%). Therefore, the Landscaping requirements have been met. 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm water quality and quantity facilities will be provided as per the Hydrologic/Hydraulic Analysis (exhibit J),and the storm drainage plan(exhibit C). The site storm water runoff will be captured and routed through one of two water quality catch basins (StormFilter,by Stormwater Management)and then into a water detention vault. The runoff will then be released at a specified rate,as specified in the Hydrologic/Hydraulic Analysis and United Sewerage Agency(USA R&O 00-7)to retain any increases in storm water runoff thence,only the existing flows for the 2,5,10, and 25-year storm events will be released to the downstream facilities in SW Locust Street. Martin Office Building, Exhibit'A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 5 of 21 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and The Proposed Martin Office Building occupancy is expected to be a maximum of 173 with parking available for 54 cars, including 3 handicap spaces. The Site Plan shows the handicap parking areas, entrance areas, and access ways from the public transit ways and SW Coral Street, which meet the guidelines as set forth by the Americans with Disabilities act(ADA). As required, three handicap parking spaces will be provided,and all handicap parking spaces will be signed and striped per the requirements of the ADA. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The Proposed Martin Office Building application submittal meets the above criteria. Chapter 18.520 COMMERCIAL ZONING DISTRICTS 18.530.030 Uses A. Types of uses. For the purposes of this chapter,there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use,it may be held to be a similar unlisted use under the provisions of Chapter 18.230; The Proposed Martin Office Development meets the permitted uses per table 18.520.1 of The City of Tigard Development Code. The development site falls within the C-P zone. C. Accessory structures. There are no accessory structures proposed with this application. Therefore, this section does not apply. 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 6 of 21 B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2. The proposed development meets the standards as set forth in table 18.520.2 of the development code for zone C-P except for the East line buffer setback where the proposed development abuts a residential zone. A variance is being requested to reduce the setback from 20-feet to 10-feet on the East side. Per the pre- application, this request will be discussed in detail in section 18.745. 18.520.050 Special Limitations on Uses The proposed development falls within the C-P zone. This section does not apply. 18320.60 Additional Development and Design Guidelines The proposed development falls within the C-P zone. This section does not apply. Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Access for the Proposed Martin Office Development is shown on the site plan (exhibit C) provided with this application. Access to the site will be from a 30 foot wide driveway from SW Coral Street. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: The Proposed Martin Office Development submittal contains for No provisions for multiple accesses. Therefore,this section does not apply. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 7 of 21 D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All accesses to The Proposed Martin Office Development submittal are from SW Coral Street, which allows for full public access to the site for maintaince and use. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. There are no existing curbs adjacent to property. However, all new curbs cuts shall be in accordance with section 18.810.030N. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area,and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings,or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Walkways will be provided from each ground floor entrance as shown on the site plan (exhibit C). All walkways will have a hard surface and be clearly marked (painted) for safety in the areas of vehicular traffic crossings. Public sidewalks are proposed included and adjacent to the SW Coral Street Improvements, and shall be constructed in accordance with city standards. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 8 of 21 G. Inadequate or hazardous access. The Proposed Martin Office Building Development submittal has No proposed access that falls under this category. Therefore,this section does not apply. H. Minimum access requirements for residential use. The site is currently zone for commercial use(zone C-P), and the Proposed Martin Office Building meets the criteria for commercial zoning. Thence,the application is for commercial not Single Family or Multi- family. Therefore the above section does not apply. I. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. The Proposed Martin Office Building Development submittal Vehicle access will be provided through a 30-foot paved driveway, thus meeting table 18.705.3. Parking will be provided within 50-feet of each ground floor entrance. J. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site,it shall be accommodated by a specific driveway serving the facility;the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The Proposed Martin Office Building Development submittal has No one-way vehicular access. Therefore,this condition has been met. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions All general provisions as outlined in section 18.745.030 of the development code will be met by the proposed development. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 9 of 21 18.745.040 Street Trees C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Subsection 2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; The Proposed Martin Office Building Development Landscaping Plan (exhibit C), has Flowering Cherry trees (two inch caliper) at 20-foot spacing along the frontage of S.W. Coral Street as submitted and provided with this application. These trees fall under the classification of `small' per section 18.745.040.C.2.a. 18.745.050 Buffering and Screening A variance to these standards is being requested as a part of this application. The East lot line abuts a residential zone, which requires a 10-foot landscape buffer with trees at 15-foot spacing and shrubs in conjunction with a 6-foot screening wall. We propose a 10-foot buffer with trees at 15-foot spacing and shrubs in conjunction with a 6-foot sight-obscuring fence. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; The East line of the proposed development is classified as a `D' from the buffer matrix on table 18.745.1. A variance to these standards is being requested as a part of this application. The East lot line abuts a residential zone, which requires a 10-foot landscape buffer with trees at 15-foot spacing and shrubs in conjunction with a 6-foot screening wall per table 18.745.2. We propose a 10-foot buffer with trees at 15- foot spacing and shrubs in conjunction with a 6-foot sight-obscuring fence. 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18370.010. The desired variance will be applied for per the above specifications. Martin Office Building, Exhibit'A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 10 of 21 Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.40 Methods of Demonstrating Compliance C. Minimum standards method. 5. Specific requirements: a. Multi-unit residential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. b. Non-residential buildings shall provide a minimum storage area of 10 square feet,plus: (1) Office: 4 square feet/1,000 square feet gross floor area (GFA). (2) Retail: 10 square feet/1,000 square feet GFA. (3) Industrial: 6 square feet/1,000 square feet GFA. (4) Institutional: 4 square feet/1,000 square feet GFA. (5) Other: 4 square feet/1,000 square feet GFA. The proposed development consists of an office building with a gross floor area of 17,270sf. Per the above specifications, the required storage area is lOsf+ 17.27*4=79sf. As shown on the site plan, a 10' by 14' (140sf)enclosure is proposed. 18.755.50 Location,Design and Access Standards for Storage Areas A. Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance, described in 18.755.040 above. B. Location standards. 1. To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C,design standards; Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 1 1 of 21 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The enclosure shown on the site plan shall be designated for source-separated as well as residual mixed solid waste. Therefore the above items have been met. C. Design standards. 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow acccss to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The enclosure will be a 6-foot wall with a 10-foot wide secure gate. Therefore this condition has been met. D. Access standards. 1. Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. The above access standards will be met as shown on the site plan. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. A site plan is included with this submittal package. Martin Office Building, Exhibit`A' Site Development Review,Type 11 Application Narrative May 04,2001 CNF Consulting,Inc. Page 12 of 21 B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); 2. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a. Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. All required parking spaces for the proposed development are located on-site and within 200-feet of the proposed building. Parking is available for the types of users outlined in this section. C. Joint parking. Owners of two or more uses,structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: Joint parking is not proposed for this development. D. Parking in mixed-use projects The proposed development is not a mixed-use project. E. Visitor parking in multi-family residential developments The proposed development is not multi-family residential. Martin Office Building, Exhibit`A' Site Development Review,Type H Application Narrative May 04,2001 CNF Consulting,Inc. Page 13 of 21 F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long- term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The Proposed Martin Office Building occupancy is expected to be a maximum of 173 with parking available for 54 cars,including 3 handicap spaces. The Site Plan shows the handicap parking areas, entrance areas,and access ways from the public transit ways and SW Coral Street,which meet the guidelines as set forth by the Americans with Disabilities act(ADA). As required,three handicap parking spaces will be provided,and all handicap parking spaces will be signed and striped per the requirements of the ADA. H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality(DEQ)to: 1. Acquire an Indirect Source Construction Permit; 2. Investigate the feasibility of installing oil and grease separators. The proposed development includes less than 250 parking spaces. Therefore,this section does not apply. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Maintenance of the parking area will be the responsibility of the property owner. Martin Office Building, Exhibit`A' Site Development Review,Type H Application Narrative May 04,2001 CNF Consulting,Inc. Page 14 of 21 B. Access drives.With regard to access to public streets from off-street parking: The access as shown on the site plan for the proposed development meet the requirements of this section. C. Loading/unloading driveways. Loading/unloading driveways are not proposed with this development. D. On-site vehicle stacking for drive-in use. Drive-ins are not proposed with this development. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Proposed curb cuts meet the requirements of 18.810.030N. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030F. Where a parking area or other vehicle area has a drop-off grade separation,the property owner shall install a wall, railing,or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access for the proposed development meets the requirements of section 18.705.030F G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. A landscape plan in accordance with section 18.745 is included as part of this application. H. Parking space surfacing. All proposed parking spaces will have asphaltic concrete surfacing. I. Parking lot striping. Striping will be provided per the site plan included with this application. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be 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. Wheel stops are not proposed with this development. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 15 of 21 K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single- family and duplex residences,off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Parking lot drainage will be provided per the Storm Drainage Plan included with this application. L. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Lighting will be directed away from the adjacent residential district. M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. Signs are not proposed with this development. N. Space and aisle dimensions. (Figure 18.765.1) 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: a. 8.5' x 18.5' for a standard space; b. 7.5' x 16.5' for a compact space; and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. Standard and compact parking spaces (90°)will be provided per figures 18.765.1 and 18.765.2. See the site plan submitted with this application. Aisle width will be 24-feet to allow two-way traffic. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 16 of 21 • Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required. 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 wherever possible. Existing trees are shown on the existing conditions plan included with this application. Due to the layout of this development it is not possible to save any of the existing trees, therefore a preservation plan by a certified arborist is not necessary. Trees to be removed are show on the demolition plan included with this application. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping,streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; There are 12 existing trees greater than 12"with a total caliper of 286". Per the landscape plan,there will be 25 new (non required) 2" trees planted, for a total mitigation of 50". The remaining 236" will be mitigated as a fee-in-lieu. 18.795.030 Visual Clearance Requirements A. At corners. B. Obstructions prohibited. C. Additional topographical constraints. As shown on the site plan,the visual clearance requirements are met Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 17 of 21 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width.At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: The driveway entrance per the site plan meets the above criteria. Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. The proposed development has 190-feet of frontage on SW Coral Street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Half-street improvements to SW Coral Street meeting these standards are proposed as part of this development. N. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: Martin Office Building, Exhibit'A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 18 of 21 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall he built to City configuration standards. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches will be constructed in accordance with the above standards. R. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Boundary monuments will be reestablished with this development. Z. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development,whichever is less. The half-street improvements will be constructed in accordance with this section. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. There are no public easements necessary for this development. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. There are no utility easements necessary for this development. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 19 of 21 18.810.070 Sidewalks A. Sidewalks. All industrial streets shall have sidewalks meeting City standards along one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development,even if no sidewalk exists on the other side of the street. New sidewalk meeting city standards will be provided along the frontage of SW Coral Street B. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of any arterial or collector street where parking is prohibited adjacent to the curb, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; or it would conflict with the utilities. The proposed development does not abut any arterial or collector streets,this requirement does not apply. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall 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. A private sanitary serving the proposed office building will be constructed on-site and connected to the public sanitary sewer in SW Coral Street. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. A storm water system will be constructed as part of the proposed development per the Storm Drainage Plan. The system will include water quality facilities as well as a detention vault. Storm calculations are included as part of this application. Martin Office Building, Exhibit`A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 20 of 21 D. Effect on downstream drainage. 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 1996 and including any future revisions or amendments). Storm water calculations and a downstream analysis showing the downstream system has adequate capacity for the proposed off-site flows is included with this application. 18.810.120 Utilities A. Underground utilities. All utility lines including, 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: I. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. All utility lines for the proposed development will be underground per this section. Martin Office Building, Exhibit'A' Site Development Review,Type II Application Narrative May 04,2001 CNF Consulting,Inc. Page 21 of 21 I. Exhibit `B' Impact Study Martin Office Building 9450 SW Coral Street Tigard, Oregon 97223 Introduction: The Martin Office building development is planned as a two story, 17,270sf commercial office building with associated infrastructure for the site development. The project location is 9450 SW Coral Street in the City of Tigard, Washington County, Oregon. The site is 0.77 acres with a zoning designation of C-P. The building occupancy is expected to be a maximum of 173 with parking available for 54 cars, including 3 handicap spaces. Utility services are available by the existing systems within SW Coral Street and SW Locust Street Project Team: Owner: Renaissance Development, Inc 1672 SW Willamette Falls Drive West Linn, Oregon 97068 Contact: Randy Sebastian(503) 557-8000 Contractor: Renaissance Development, Inc 1672 SW Willamette Falls Drive West Linn, Oregon 97068 Contact: Butch Carter(503) 515-4615 Architect: J.E. Krause Architect P.C. 15259 S.E. 82nd Drive Suite 202 Clackamas, Oregon 97015 Contact: Joseph Krause (503) 656-4111 Martin Office Building, Exhibit`B' Site Development Review,Impact Study May 4,2001 CNF Consulting,Inc. V` Civil Engineer: CNF Consulting, Inc. 6222 SW Virginia Ave. Suite 1 Portland, Oregon 97201 Contact: L. Brad Crement, P.E. (503)246-1200 Land Surveyor/ CNF Consulting, Inc. Landscape Design 6222 SW Virginia Ave. Suite 1 Portland, Oregon 97201 Contact: Fred C. Ford, P.E., P.L.S. (503)246-1200 Structural Engineer: ASK4 Engineering, Inc. 39084 Proctor Blvd., Suite"C" Sandy, Oregon 97055 Contact: Seth Light (503) 668-6550 Plumbing: Craftwork Plumbing, Inc. 7742 S.W Nimbus Ave. Beaverton, Oregon 97008-6400 Contact: Phil Ensminger (503) 644-5989 Mechanical: Roth Heating Contact: Jerry Thornhill (503) 793-9409 Mechanical Hood/McNeers, Inc. Engineer: Contact: Cliff Hood (503) 231-7825 Electrical: Boones Ferry Electric Inc. P.O. Box 628 Wilsonville, Oregon 97070 • Contact: John Woodworth (503) 682-4936 Geotechnical GeoPacific Engineering, Inc. Engineer: 17700 S.W. Upper Boones Ferry Road, Suite 100 Portland, Oregon 97224 Contact: Jim Imbrie, P.E., C.E.G. (503) 598-8445 Martin Office Building, Exhibit`B' Site Development Review,Impact Study May 4, 2001 CNF Consulting,Inc. Development Code Requirements: This Impact Study is in accordance with City of Tigard Development Code section 18.390.040.B.2.e, which reads as follows: e. Include an impact study. 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 requirements, or provide evidence, which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The proposed development consists of a two story, 17,270sf office building with associated parking and site improvements on a 0.77-acre parcel. There will also be public improvements to S.W. Coral Street along the properties frontage including widening the roadway and adding a 5-foot wide concrete sidewalk, as well as improving the storm drainage system. The anticipated impacts to public facilities and services are outlined below: Transportation: The project site has frontage along SW Coral Street(designated as a local street), and is served by SW Greenberg Road (which is designated a Major Collector). The occupancy of this office development is expected to be a maximum of 173, which would create an anticipated 346 trips per day on SW Coral Street. The project site is served by two Tri-Met bus routes (route 76 and 78), which travel along SW Greenberg Road. The nearest Tri-Met Transit center is located at Washington Square, which is less than one-half mile from the site. Bikeways: The flow of bicycle traffic along the frontage of this development will be improved by widening the paved street section from the existing 10-feet from centerline to 18-feet. A bicycle rack will be provided adjacent to the building to encourage this type of transportation. Martin Office Building, Exhibit`B' Site Development Review, Impact Study May 4,2001 CNF Consulting, Inc. Drainage: A hydrologic/hydraulic analysis has been completed showing the required water quality/quantity facilities including, sizes, types, etc. to be constructed so that no downstream impacts will occur. Water quality will be improved down stream and downstream drainage impacts will be greatly improved. Currently there is an existing drainage problem at the Accounting office and Veterinary Clinic located directly to the South of the project site (tax lots 1S126DC 04900 and 05000), which will be resolved by the private storm drainage improvements proposed with this development. The area of this project contributes 0.77 acres of drainage to the 2607-acre Ash Creek drainage basin. Impervious area of the site will be increased to approximately 78%of the site. A storm water detention facility will be provided per United Sewerage Agency(USA R&O 00-7) to retain any increases in storm water runoff thence,only the existing flows for the 2,5,10, and 25-year storm events will be released to the downstream facilities. Water quality facilities will be provided to remove 65% of phosphorous materials from 100% of all new impervious areas,per USA R&O 00-7. The project storm drainage system will drain into the public storm system in SW Locust Street via a 6"private storm drain system, through a 10-foot wide private utility easement on tax lot IS 126DC 04900. Parks: This is a commercial office building with the majority of occupants on site only during normal business hours. There are no existing parks within reasonable walking distance from this development. This project is not anticipated to have any impact on the local park system as occupants are expected to commute to their home neighborhoods for park activities. Water: Water Service for this development will be provided by Tualatin Valley Water District via the existing 6"public water main in SW Coral Street. The existing public system in SW Coral Street was designed to service anticipated development per the current zoning. This development follows existing zoning. Sewer: Sanitary sewer service will be provided by the City of Tigard via an existing 8"inch public sanitary sewer in SW Coral Street. The existing public system in SW Coral Street was designed to service anticipated development per the current zoning. This development follows existing zoning. Martin Office Building, Exhibit`B' Site Development Review,Impact Study May 4,2001 CNF Consulting, Inc. Noise: Noise impacts will be minimal as the anticipated use of the office building will be between 8am and 5pm Monday through Friday. The north side of the project abuts SW Coral Street, the west and south sides of the project abuts commercial properties, and the east side of the project abuts residential property. Broad buffers, wide setbacks (10 foot minimum), and landscaping within the setbacks will assist in creating additional separation and softening of any potential noises. The mechanical equipment serving the proposed development will be screened to minimize both the visual and sound impacts to the adjacent neighbors. Martin Office Building, Exhibit`B' Site Development Review,Impact Study May 4,2001 CNF Consulting, Inc. 7. Yy /� Y P f 1� v V 4 !� r • v t P . 4 la - `J Ai i 4 i al ; W° .1.1:, 1 0 alb R 14 'S =9 g r a Ga41$ a $ xx illi i 1 ilai� lR ; N figa , Al R �!$$ g ,, c a. 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'{• ll 4.'• ' `i1Jiit__ F 24 NU I43 34A 27.7 N b _ .. ` BM 'i i li 1 WM IL=AM I i� A � .,r .~--........... \ o mar.w n`�=w`I.� II", W i ut,,......-/- �y� v aa4 i'i'Y II -I Lu,,, LI '''',erilr'.. „ VERTICAL SEND �» 1. __ Y yO� l Sr'- r-��D..+I'..•.••• W < is SEND TEE ME °O°R �i f7� a_O N•_w• •• 2I• s »...a...o. , 4, -w .:1. tia'ii— R. V I� .� a— '.1"44 4 2L.. ..'x„;�y�i IILYAIIW !Ylet ��} t NOTES. Z All% ° aa.12•o2wo • .�j/• •q l OrL mm[R I•.GAa tW©©© • .•.�awari y N STRADDLE LOCK •7�ITI0wn- T iSISMIL� �NUL w:ct:31•F^13r::M • 1miiSlar wmio..er.}:sr.}=U . ��law . .I�!]It}_7•.}.7 ��. �w WS WAIL 114 W • ••• MVO AL WS NO 1 THRUST BLOCKING DETAILS 0 FIRE HYDRANT STANDARD INSTALLATIONN DOUBLE CHECK DETECTOR ASSEMBLY fa] NNAIN MAT 1.107 df11•CT 010 140.30 IUAA7N VALLEY WATER 8SIRICT OLIO 110 101 ® RAALAIN VALLEY BRIER 0SMICT DRO N0 WOO 7 J "' - • iejTry 7y 't-ID r` I I I 1 � t F 4 , ilitri}:'e t t; %f!I 3� :� or,ix y o s 7 " .. NON-RESIDENTIAL ::z:. Y Jn7-/oo EXHIBIT E 7I7N! ya S� III r= APPLICANT: . .. •. •'. AGENT: _ Phone: (_ ) Phone: ( ) ■ PROPERTY LOCATION: �l ADDRESS/GEN. LOCATION: 95'So SIA/ road Jl TAX MAP(S)/LOT #(S): /5/-26 P C - 9'/Op NECESSARY APPLICATIONS: 6-7/c. P ,¢'I4.!.. rl /Q.GVrGL✓ PROPOSAL DESCRIPTION: /7srit�ell- 02' S407 , 17006 S .tr€ .C/ Oit COMPREHENSIVE PLAN MAP DESIGNATION: C-P ZONING MAP DESIGNATION: 6-P C.I.T. ARE,: FACILITATOR: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS 'i 7.1UM LOT SIZE:90 'sq. ft. Average lot width: 5 ' ft. Maximum building height: VS ft. Setbacks: Hord O ft. Side 9/20. ft. Rear 92O ft. Corner ' ft. from street. MAXIMUM SITE COVERAGE: 8S % Minimum landscaped or natural vegetation area: /S %. [Refer to Code Section 18. 50 Z] 7� 2.0 ( s./(11 "I zo�t ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 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 1'/2 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.810.0601 of Of TIGARD Pre-Application Conference Notes Page I of 9 • SPECIAL SETBACKS > STREETS: feet from the centerline of > LOWER INTENSITY ZONES: feet, along the site's boundary. D FLAG LOT: 10-FOOT SIDE YARD SETBACK. [Refer to Code Chapter 18.730] SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: D 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/Z) of the building's height; and > The structure will not abut a residential zoned district. (Refer to Code Section 18.730.010.0J •ARKING AND AC -' • ) R e RED parking for this type of use: 02 7l/000 /A1,% 0.e2v0 47q1( Parking SHOWN on preliminary plan(s): SS SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: D Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. > 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. [Refer to Code Section 18.765.040] 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 hand.eapped 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. Minimum number of accesses: / Minimum access width: 30 . Minimum pavement width: Y All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: _ • (Refer to Code Chapters 18.165 and 18.7051 au OF TIGARD Pre-Application Conference Notes Page 2 of 9 ' I l ' REQUIREME A n Al • ' HALL 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 18.105.030] V DING AREA REQUIREME ►• - - - e , •CIAL 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 18.765.080] .R VISION AI •. - 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. [Refer to Code Chapter 18.195] BUFFERING AND SCREENING FT LITUbr I 1 REASE 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. V$ o,- [Refer to Code Chapter 18345] , 44- S`cr The REQUIRED BUFFER WIDTHS which are applicable to your p posal area are as follows: feet along north boundary. /0 `20 feet along east boundary. feet along south boundary. iv -Zo feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPIN EET TREES ARE REQUIRED FOR ALL DEVE..OPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are :-r .re 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-cf- 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 18.745,18.765 and 18.7851 CITY OF TIGARD Pre-Annlicannn rnnferena Notes Page 3 of 9 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 Chapter 18.7801 SENSITIVE 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 PERCE► , •• ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lane : -as at the pre- application conference based on available information. HOWEVER, the - ponsibility to precisely identify sensitive land areas. and their boundaries, is the respon I of the applicant. Areas meeting the definitions of sensitive lands must be clearly i . . ed on plans submitted with the development application. Chapter 18.84 also provides regulations for t 'se, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT - ' -OHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.r STEEP SLOPES When ST ' LOPES exist, prior to issuance of a final order, a geotechnical report must be su. -. which addresses the approval standards of the Tigard Community Development Code ection 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. M1-7‘. 5‘1"1 VS4 pv,'o% UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,R a 0 96-44 / ro LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or eate a vegetated corridor for a buffer wide enough to protect the water quality functioning of • sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WID easured horizontally, from the defined boundaries of the sensitive area, except where approv as been granted by the Agency or City to reduce the width of a portion of the corridor. If ap• •val is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, • -n the surface water in this area shall be directed to an area of the vegetated corridor that a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, excep .s allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor • ' in the development or project site can be less than 25 feet in width. In any case, the aver-.e width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, constructi• activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, . other activities shall be permitted which otherwise detract from the water quality protection pro .ied by the vegetated corridor, except as allowed below: A GRAVEL WALKWAY Or :IKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is .aved, then the vegetated corridor must be widened by the width to the path. A paved or gr.. el walkway or bike path may not be constructed closer than ten (10) feet from the bounda •f the sensitive area, unless approved by the Agency or City. Walkways and bike paths sha .e constructed so as to minimize disturbance to existing vegetation; and WATER Q . •LITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with e approval of the Agency or City. Location t Ve•etated Corridor: IN AN 'ESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for -parate 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) CITY OF TIGAAO Pre-Application Conference Notes Page 4 of 9 WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of th• Tigard Comprehensive Plan and is intended to resolve conflicts between development and co, ervation of significant wetlands, streams and riparian corridors identified in the City of T.ard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of . operty while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water qualit , maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; mai, ain and enhance fish and wildlife habitats; and conserve scenic, recreational and educatio►.I values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS • 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" wetl. ds 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 fee •er second (cfs). Major streams in Tigard include FANNO CR K, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) • D BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STR •MS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Sum -r Creek, Deny Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributarie •f the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONT•LLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, O'• THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is t - same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). The standard TUALATIN "IVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this cha• er. The MAJOR STREAM: RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ISOLATED WET • DS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; •wever, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) s :ndards adopted and administered by the City of Tigard. [Refer to Code S: Lion 18.791.030] Riparian Setback Reductio i The DIRECTOR i' AY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR S 'REAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or i .ervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for dentified major stream resources is ensured through streambank restoration and/or enhanceme of riparian vegetation in preserved portions of the riparian setback area. Eli.ibilit f. Ri•arian Setback in Disturbed Areas. TO BE IGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the rip. an corridor was substantially disturbed at the time this regulation was adopted. This deter 'nation must be based on the Vegetation Study required by Section 18.85.050.C. that dem. strates all of the following: • Native plant species currently cover less than 80% of the on-site riparian corridor area; • The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; • That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; - QTY OF TIGARD Pre-Application Conference Notes Page S of 9 ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.191.1001 IREE REMOY LAN REQUIREMEN • - - • •- E 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 18.150.070.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18.790.030.0 ITIGATIO PLACEMENT 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. • 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. (Refer to Code Section 18.190.0601) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 (MARRAT1 he 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 Chapter 18.390] CODE CHAPTERS 18.330(Condioanal Use) 18.620(Tigard Triangle Design staneuds) f 18.165(off-Sleet Parking/loading Requirements) 18.340(Director's interpretation) 18.630(Washington Square Ictiaaal Center) 18.175(Sensitive lands Review) 18.350(Planned DeveloprrsenQ f 18.705(Acass/rgtess/Cxalation) 18.780(S+gns) 18.360(Site Devdopnsent Review) /su{�t't 18.710(Accessory Residential units) 18.785(Temporary Use Permits) ✓ 18.310(Yariances/Adjustments)- 't'( 18.715(Density Computations) ✓ 18.190(Tree Removal) 18.380 gaping Map/Text Amendment) 18.120(Design Conga linty Standards) -AZ 18.795(Visual Onarana Mess) 18.385 oriolaneous Perrot) 18.725(Environmental Performance Standards) _ 18.797(water Resources(YIP)overlay Disoict) 18.390(Decision Malang Proadures/4npaa Study) 18.730(Exapoons To Development Standards) 18.198(Wireless Cammuniatioe fadkties) 18.410(tot line Adjustment) 1 8.740(Historic overla)) 1 8.810(Ette(d uofity Improvement Standards) 18.420(land Partitions) 18.142(Home Ocaspaoon Permit) 18.430(Subdivisions) 18.745(landscaping&Screening Standards) 18.510(Residential Zoning District) 18.750(Hanufaco red/Mobil Home Regulations) 1 8.520 goninercial Zoning Disoicu) ' 18.755(Mixed Solid WasodReryding Storage) 18.530(Industrial Zoning District) 18.760(Nonconforming Situations) MPACT STU 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. [Refer to Code Sections 18.390.040 and 18.390.050) / ` NEIGHBORHOOD HG PLICANT 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 pplication will not be .j(_-;cepted. (Refer to the Neighborhood Meeting Handout) SUBDIVISION PEAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are re. ed to complete and file a subdivisio e . -ming r-..- - - - - . hington County Sury-,or's O' .- in order to obtain a.. . al/reservation for any subdivision name. Application- will not be a .-.ted as complet= ntil the City receives the faxed confirmation of approval om the County of the . ubdivision _me Reservation. ounty Surveyors Office: 503-t e ;-; ;84) CITY Of TIGARD Pre-Application Conference Notes Page 7 of 9 BUILDING ERM 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 olicy is to apply those systPm 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). iCYCL!NG 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 Chapter 18.755) ADDITIONAL CONCERNS OR COMMENTS: oc),/cc/ /Yl!/F -/ O/IC1 At foilv /744 Ac'conkcs e i14. L1 / CA./. , 7, ,5AS�✓�, (/lA s7e/14'c fob„c/tr /C/-1( 9/10% ogr/"Orl St/6"17.11141 l� h.c4/- _ y1c �6 �4"e's� sc4.4e, Q �S�.L,� �� 71° /4/45/ PROCEDURE ✓_ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission makinc a recommendation on the proposal to the City Council. An additional public hearing sin:. 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 b mail or dro• •ed off at the counter without Plannin. Division acce•tance ma be returned. A. .lications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Mass submitted with an application shall be folded IN ADVANCE to 8.5 b 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. aiy OF TIGARD Pre-Appliation Conference Notes Page 8 of 9 NON-Aadentul Appl autu/P4nnnt Dowo4 Seam • J 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. 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 egri 5 off14 ry . A basic flow chart which illustrates the review process is a ailable 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. 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: �Jvl,� hic9 d - CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (stifrs first name)@Ci.tigard.or.us \pant\masters\Pre-App Notes Commeraal.doc (Englneenng section:preapp.eng) Updated: 28-Feb-2000 OTY Of TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Aesdenwl AookAtion/Phnnnf Dnum Semaa • EXHIBIT F April 30, 2001 City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Washington County 111 SE Washington, MS42 Hillsboro OR 97123 To Whom It May Concern, As owner of the property located at 9450 SW Coral Street in Tigard,I, Jorene Moodhe, hereby authorize Renaissance Development Corporation to act on my behalf in all matters concerning the site development review and application approval for the proposed construction of an 18,000 square foot commercial building on the property. The proposed building will be known as the Martin Building. Please contact me at(503) 625-3089, or Butch Carter,the project representative for Renaissance Development Corporation, at(503) 515-4615 if you have any questions or require additional information regarding this project. Sincerely, ?,-\c) Jene Moodhe 585 Madrona Lane Sherwood OR 97140 (503) 625-3089 Sent by: OREGON TITLE 503 297 9033; 05/07, 8:20; JetFax #214;Page 1/4 OREGON TITLE INSURANCE COMPANY 1515 Southwest Fifth Avenue Portland, Oregon 97201 TERRI RENAISSANCE DEVELOPMENT Date: 05/07/2001 PREPARED BY: DAVE LEE CUSTOMER SERVICE PHONE (503) 220-8352 FAX (503) 228-8844 FAX (503) 228-4847 Thank You For Choosing Oregon Title Thia title information haz:been f'urni:chcd,without charge,in uinCunrusnce;with the guidelines approved by the Sute of Oregon Imuranee Commisedoncr,The Insur ncc Division cautions intermediaries that this service is designed to benefit the ultimate insureds. indiscriminate use only benefiting intermediaries will not be permitted. Said;cervices may be discontinued. No liability is assumed for any crmrs in this report Sent by: OREGON TITLE 503 297 9033; 05/07/0 :20; Jetfsx #214;Page 2/4 4 - - Property Data Selection Menu - - -1 Owner: Mo0DHE , JORENE Prop ID : R238923 (Real Estate) (394222) 585 MADRONA LN Map Tax Lot : IS126DC-04400 SHERWOOD, OR 97140 Legal : LEHMANN ACRE TRACT, BLOCK C, LOT PT 7, ACRES .77 Situs : 9450 SW CORAL ST Year Built : 1950 Living Area: 882 Name( s) • Code Area : 023. 81 Sale Info : 2000 Roll Values Deed Type : DPR Improvements $ 990 (+) Instrument : 2000082503 Land $ 92,690 (+) 2000 Tax Status * No Taxes Due * Appraised $ 93,680 (= ) Current Levied Taxes : 1 , 158.09 Exemptions $ 0 (-) . Special Assessments 8.78 Taxable RMV $ 93,680 (a.) 2001-02 S8125 Taxes M50 Assessed $ 77. 940 ( 1) Alt Disp (2) Primary (3) Secondary ( 4) Land/Impr (5) Gen Appr ( . ) More Enter Option from Above or <RET> to Exit: __ • Sent by: OREGON TITLE 503 297 9033; 05/07/t 8:21 ; JetFax ,#214;Page 3/4 9TATV OF O11t CiON SS County of Waehl to.t _ /0' meat any I-1... yI .',.4.h.,;„.,;,. d ACwaw G Clod( forF -w'.. -ys' that j Agar ,return to: thw wh {"� �; Fitzwater Meyer ounty�1Wwi . ��cs �3T! ` `• ealE Suite 140. Three Town Center leaf;. @ —�; 1 I0121 S.E. Surutyaide R4. -�� •. r• Clackamas. OR 97015-9749 `'%\% ' •''"'j�► ' a a Send tea strtcments to: �f` axet{or,,Ex- „hrr .e:b. Cierft JoRene Moodhe Doc : 2000082503 58S Madrona Lane Rect; 26469a 27.00 Sherwood, OR 97140 1010/2000 04:19:02pta PERSONAL REPRESENTATIVES DEED Pursuant to an Order of Finn] Distribution signed August 22. 2000, JoRene Moodhe, Personal Representative of the Estate of Thelma M. Martin , Washington County Probate Court case number C000103 PE, Grantor, conveys to JoRene Moodhe. an individual, Grantee, all the real property situated in Washington County, State of Oregon. described Its: East Vs of Lot 7, Block C and the West 4i of Lot 8, Block C. LEh MAN ACRE TRACT, Washington County, City of Tigard, Oregon. Tax Lot 4400 of Washington County Map 1SI26DC per attached Exhibit A. Commonly known as: 9450 SW Coral Street Tigard, OR 97224 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN vIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, 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 LAWSUITS AGAINST FARMING OR FORE-ST PRACTICES AS DEFINED IN ORS 30.930. The true and actual consideration for this transfer is distribution according to the Order for Final Distribution of the Estate of •fheima M. Martin_ Dated this day of October, 2000. J ene Moodhe P anal Representative STATE OF OREGON ) I bs County of Clackamas ) This instrument was acknowledged before me on this CI _ day of October, 2000, by the above named JoRene Moodhe, Per;ontal Representative of the Estate of Thelma M. Martin ,ten (icif //L.a C,' Notary Public for Ore • AN KiP NOTARY► OLC-OREGON CCAI10831014 40.75001i YY cOsuitsIoo EXPIAEl CECEtasSttt 21,103.3, / a r Sent by: OREGON TITLE 503 297 9033; 05/07/ 8:21 ; JetFax _#214;Page 4/4 • w « ,. CORAL • I i .4P evil , Nat. I I 4400 I �~ ! .l!44. I NA• J h ` .I 1 �_ .L• IM' pp I • roo ,..∎... 'Nee• .eo1 L I•ar N •a ,�° woo moo 111101 •J AAA! .,.... s� i j - 4 eh ; AM a �. .. .... ' I .,I• ,is. .1,q• a.. ,�•• �• 7 M 1 • • 1 • • 1 • EXHIBIT A az EXHIBIT G Minutes of Neighborhood Meeting For Martin Building April 25, 2001 Renaissance Representatives Present: Randy Sebastian, RDC President Joe Krause, Architect Tim Breedlove, RDC CFO Fred Ford, CnF Consulting Terri Young, RDC Office Manager Butch Carter, Site Manager 6:00pm Randy Sebastian of Renaissance Development started the meeting, and made introductions. He explained the quality of builder that Renaissance is. Discussed size of Martin Building and exterior materials used. Talked about prospect tenants. Introduced Joe Krause, Architect. Krause discussed the exterior and layout of the building. Discussed parking. Colored renderings of exterior elevations and floor plans were presented. The discussion was opened for questions. Questions Q. It's such a great looking building. Why not move it forward on the lot and put parking behind it? A. The lot contains elevations that would bury the bottom floor in the ground. By putting the building in the back we are able to have building be at a good level. Q. We own the property next door(East of project). What are you doing to make sure your drainage doesn't end up on our property? A. We have designed the parking lots to slope inward. There are two drains in the parking lots that collect the water and send it to a detention pond where it is treated and then drained into the public storm water system on Locust Street. Our neighbors to the south provided us with an easement to access Locust Street. Q. What are you doing about parking?The Copy Center has people parking in the street. A. In addition to our parking, we are providing parking on our side of the street. Q. Will the parking lot lights shine in my home? A. No. Lights are directed inward from the outer portion of the parking lots to shine toward building, not residences. Primary concerns are traffic, parking, and water drainage issues. 7:10pm Meeting ended. v Martin l vei9h, 8uilgin9 April 25, 2007 Meeting iillIicy Q.,44,, l 9,; 25, ,_cs,zej Aggre s--5 1 ) lip 44*. 4 � I �� 0` Phone Leko 0 0' •yzio _-, Li.. ...< ,,, Illsis '�,. -.4-4d ., aid:s n *Iligler aP _4 .. „0///////////4,, o la*IlaViLlifta4 kft _miw imiww LNfti .a :-*% °*1ftI tWilligilawl°1411‘1114r aft, Iliallit EXHIBIT I PHS PACIFIC HABITAT SERVICES, INC. 9450 SW Commerce Circle,Suite 180 (800)871-9333•(503)570-0800•Fax(503)570-0855 Wilsonville,Oregon 97070 April 3, 2001 Heidi Berg, Site Assessment Coordinator Unified Sewerage :Agency 155 N. 1S1 St. Suite 270 Hillsboro, OR 97124 RE: Site assessment for tax lot 4400, located on SW Coral Street in Tigard, Washington County, Oregon. PHS project number: 2402 Heidi: This letter is regarding CNF Consulting's project site on tax lot 4400, on SW Coral Street in Tigard, Washington County, Oregon. (T1S,R1W, Section 35). On March 26, 2001, Pacific Habitat Services, Inc. (PHS) conducted an on-site wetland determination on tax lot 4400. The information obtained from the assessment is documented in this short report. The site gently slopes towards the southeast corner, which is the lowest point on the property. A house and shed are located roughly in the center of the property. The site is bordered on the north by SW Coral Street, to the south and west by existing commercial buildings and parking lots, and to the east by a large residential lot. On-site soils are mapped as Aloha silt loam, a non-hydric soil. The lot is primarily covered by lawn and ornamental shrubs with a dominant tree cover of Doug fir on the north end of the lot and black cottonwood on the south end. In agreement with our determination, the National Wetlands Inventory and the City of Tigard Wetlands Inventory maps do not identify any portion of the site, or adjacent properties, as potential wetlands. Our investigation found no water quality sensitive areas, as defined in USA's Design and Construction Standards, to be present on the site. Adjacent properties also contained no water quality sensitive areas within 200 feet. As a result, a Natural Resource Assessment was not required for this site. Documentation of our determination is included in data form following this letter. Please call with any questions. Letti2.7 Shawn Eisner Wetland Scientist General Contractors•OR: CCB#94379•WA: PACIFHS062Q2 -..~~p k'"',''V ...•;•11-•:'-•.' r \ , . il . ,Ijilzo- grkg i."-4 .-. .tn -*-7',--0- ' \ ),I. ....,z:-..(z._ 4.. .....1:.:..._,, ;, . / ,, / ,. i:0; .1,:„. ;„...-I' , .., . •,.. .. . •1,- -• '''"- )„....-—, •,40 11.;mil, '' 9 ' '„„1•,.\ill‘;), ej t .:.,.....,)., \.<.;:,. \\,, -1 • - ,., •Y k)- 1 1 1 k,,,_..\...4,.. R61:1111$09/ ,.is ii.:..7...•44-,--,.-.4)Y4r __ -.-/-172.;••2,•.':-.---•• '''•it I /4,,1".:-"-----, .,....:1 -H-7::.-=_: a_/. .•_ ,k.___'',\ ' \,,!''•------_____./•• / _ . ,,,._),a , 1 ...,..-K.ji --V:' , ,eh--.,,,----,--;;,,,i-li ------;----..gi. ••-•".• ••I.•";,....,-...4.,:=,•,,t,,'. „4-1.4-- sve__,...,,,. .,,:.% e...\ , : ..... , . . ,...,,: ,,,. ir . \,_. ,\,,,. ,,,,„ ..„„,2-'-e . - —- ,,,..1.4'49 -."' `‘,,.r.(..Z.. ..fr,);.%"(,4 .: '11 ;:44-.,);..Li), \7.,> ,,L, :le,y,:—.1:440.„_.;:,,, s ,. . w (-:-.,..Weivispcor.5—"ITMI -,,„_`--. ..r. • ..- .-,I, i , ...r, .\ s zoi.,..n tt 0''''I ' "'•• •1/4` /A liat:-.) • 'irZ`'t-.'T 1-•1 /••:•,,t2/ • ;' . . .. #*r.-,**ci -, \7,(.. : P,..:';::,, i.fr ilt\-2.7. Al 4,..?, ‘• • : . •,7,. .\.... ‘.:\431, //).•.---..7,•!... •C,---7,4110` ..... ---01, /I . . \ \•• % , y■..; ---4:-.--.6.4, $:, g \ /if;L:1:j. 1• • '%---1.11 ..-:;‘,3,1 • ,1•'.....) -.7.,. .i'-'-- • .—5) •. .(Z.(/' .ot i'*„\.,-1.-..‘‘',if-Sp,\Tr' ''..7,,:-:?..."'''' '%h•-.74:14.1--- • • -7, 5.,/, • .. . Tigaj... 4 i ,s.:. ,t,,,,w,.."" -,...„--/ •,..„:,• *At\i. Iv / ,- ...-v ----------;' : , ..,-• i' '....13 \APA•. . / ir---...3.0->-** 4.0\ • ),4,1 'f.:',4,.I -.-:,•/./ . ,•--..., 1 . . , „...• •......,. , 1111 \ W (/ 1.1.tja,'" ,),'Cr."' , ••-.1....rr-----. ,/, '/t."-\\---,.. "..\\*„:,",,.----- ...i,•-:,"--,-- --, -„,-- ,,,,..-.-45‘..... , cbil.v..i..: iti-/.,......q.: ,A...›.•_z.)<, ,v, .,-,--,• —•F.::-- /..+2. r\•' . • .7. i •••••--------A -....P ..--°. '3 -s-..•'I V ' - •; 1 ••.z.;_ .. ,,z5.•,./;...z..... . •a ,, ha 1 .F.1.::,\\-1 0 9:1„.:\___- • . 3/28/01 2402 Location and general topography for the SW Coral St. Sensitive Areas Assessment site in Tigard, Washington County, Oregon (USGS, Beaverton, OR quadrangle, 7.5 minute series, 1961, photorevised 1984). FIGURE 1 PHS —Pacific Habitat Services,Inc. A1 . . _ - :-: :St C SW CORA STRE -T > v —v —v —v v —v —v v v —v —v —v v - F- r 4 ■ . a ■ Nai'i■1X9.98' r a ems a ■ wm■ / i e 2q� I • 71111 i 5 3� 1 • . . I HDUSE 2(1 L • 3 �a I '' e TAX LOT # 4400 e ___. e ,1941,03-11FDI : e ..... o� TAX Lc •1 L2:: 4— .r•t •• -.: •57"E 189.98' I - _ 214 I-- I I LANDSC PE AREA f ' . 4F _ . I J 212 X121 r i Thin` il � TAX I- Of}7CE BUILDING ]1 PARKING I 0 20 40 80 LEGEND ■•=1■1' N 10 Sample Point SCALE DI FEET a••MI Property Boundary 4/02/01 Site map and sample points for the SW Coral Street FIGURE liPri'lial 2402 sensitive areas assessment in Tigard, Oregon (T.1 S, R.1 W, S.35, Tax lot 4400. (Base map provided by 7 CNF). Pacific Habitat Services,Inc. I'HS Wetland Determination Data Form Routine Onsite Method Pacific Habitat Services, Inc. rroject: Coral St. Sensitive Area Assessment Number: 2402 Sample Site: - 1 Applicant: CNF Consulting Inc. County: Washington Date: 3/26/01 Investigators: SE Township: 15 Range: 1W Section: 35 Do Normal Circumstances exist on this site? Yes Is the area a potential Problem Area? No Is this an Atypical Situation? No Primary Indicators Secondary Indicators HYDROLOGY Inundated Ox. rhizospheres Sat. in Upper 12" 1120-stained leaves Depth of Surf. H2O. Inches Water Marks Local Soil Survey Depth to Free 1120 >14 Inches Drift Lines FAC Neutral Test Depth to Saturation >14 Inches Sediment Deposits Other Drainage patterns 'Criteria Met: No SOILS Mapped Series: Aloha silt loam Hydric Soil?: No Classification:_Aquic Xerochrepts Drainage Class: somewhat poorly drained Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance/size/contrast Field Indicators Comments 0-5 10YR 3/2 SL 5-10 2.5Y 4/4 S i 0-14 10YR 3/3 S *SD=Sand, SDL=Sandy Loam,L=Loam,SDCL=Sandy Clay Loam,S=Silt,SL=Silt Loam,SCL=Silty Clay Loam,CL=Clay Loam,C=Clay VEGETATION Tree Stratum ( 30% ) Status % Cover Herbaceous Stratum (20% ) Status % Cover Populus trichocarpa* FAC 100 Festuca arundinacea* FAC- 85 Taraxacum officinale FACU 15 Shrub Stratum (35% ) Status % Cover Populus trichocarpa* FAC 45 Rosa nutkana* FAC 50 Woody Vine Stratum ( 15% ) Status % Cover Ilex aquifolium UPL 5 Rubus discolor* FACU 60 Hedera helix* UPL 40 Percent of dominant species FAC, FACW, or OBL: 50% Infi eFfi ts; : Noy.- " .:omments: IDeternin`atloni `, - MUpland Wetland Determination Data Form IWil Routine Onsite Method Pacific Habitat Services, Inc. Project: Coral St. Sensitive Area Assessment Number: 2402 Sample Site: 2 Applicant: CNF Consulting Inc. County: Washington Date: 3/26/01 Investigators: SE Township: 1S Range: 1W Section: 35 Do Normal Circumstances exist on this site? Yes Is the area a potential Problem Area? No Is this an Atypical Situation? No Primary Indicators Secondary Indicators IIYDRi)l,{)i;Y Inundated Ox. rhizospheres 'Sat. in Upper 12" 1-120-stained leaves Depth of Surf. 1120 Inches 'Water Marks Local Soil Survey Depth to Free 1120 >14 Inches Drift Lines FAC Neutral Test Depth to Saturation >14 Inches ;Sediment Deposits Other Drainage patterns `Criteria Met: -No SOILS Mapped Series: Aloha silt loam Hydric Soil?: No Classification: Aquic Xerochrepts Drainage Class: somewhat poorly drained Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance/size/contrast Field Indicators Comments 0-9 10YR 3/2 SL 9-14 10YR 4/3 SL *SD=Sand, SDL=Sandy Loam,L=Loam,SDCL=Sandy Clay Loam,S=Silt,SL=Silt Loam,SCL=Silty Clay Loam,CL=Clay Loam,C=Clay VEGETATION Tree Stratum ( 50% ) Status % Cover Herbaceous Stratum ( 50% ) Status % Cover Pseudotsuga menziesii* FACU 100 Taraxacum officinale FACU 15 Festuca arundinacea* FAC- 45 Trifolium pratense* FACU 40 Shrub Stratum ( 0% ) Status % Cover Woody Vine Stratum ( 0% ) Status % Cover 'ercent of dominant species FAC, FACW, or OBL: 0% ICrrteria-°Mt: i ; wA` Comments: IDetermination: ' .Upland u A Unified Sewerage Agency of Washington County Sensitive Areas Certification Form Property Owner Name Q ci ,)of Seb45- ci /? - Ren� �55aeice Uevelr fr»c4 LL Address )670 5. W. kl; IHQ me_ tle City/State/Zip Wes+ L;nn rg 97O6E ,Telephone Fax 503 - 55 7- 8 000 E-mail Authorized Agent ,1 Name L &aaf 6-eine/)t — G/i 5u/i";/q, 114C, Address C ✓ f oQ•Da 5.t.u. U■rj,, Q Si-. City/State ip �f , oR 97a01 Telephone Fax 5°3 —Q4/6-- j000 503 —01-/6 -a5 7, E-mail Project Location Street,road,or other descriptive location 1 a S.w. orc.I. 51; ea St c 5.L✓. & eev l7urol Ivy Legal Description: �f Quarter n 'E Section 3 5_ Township �� Range! west- In or near(ci or town) County Tax Map# Tax Lot# C;Ixf o f 7 0 d L.Jc J ;,,l rt 1-p-t o o Waterw y NI River Mile Latitude Longitude Adjacent Property Information: NJA Street, road,or other descriptive location Legal Description: Quarter Section Township Range In or near(city or town) County Tax Map# Tax Lot# Waterway River Mile Latitude Longitude Natural Resource Assessment An on-site, Dat• Water. qualit c? O/ By Y-sensitive area reconnaissance' w E.,:-....5,2€r A. Title was Existence°f Water-Quality-Sensitive j'1/e�/q�' � c°mh/etea°n' As define d i USA's C, �[ Company o n f Y Qd �do not exist and Areas �c., d )R/-do o Construction o v�; / Property(check nOt exist within site(check appropriate Sta::dS,r see-vices • If Water-quality-sensitive k appropriatehbo) on adjace t ) water-quality-sensitive If ar properties a areas: USA will plan ity sensitive eas exist, complete or Q unable to evaluate adjacent p Section g The propeq type(s)of water-quality-sensitive Area sign this form and s are gUalit s submit to D wetland(s)a (check all that sensitive ar Sign this forma spring(s)t a�/y): ea(s)that occur on si • te or within 200 ft on • wetland Assess Plan approve/ � adjacent • Rapid Delineation meat Repot t Pr°val Packa perennial stream discharge r Sam Assessment per DS( Corps includes: 9e and one(1)Gopy(o f Q ponds t Technique surveyed tided corridor proposed ses rondo, through Form anp reporting(if • Yed t cation , or across aps itt nt ren(if wetland condition of all sensitive s an inter ere construction s present). nsitive ayincluding a bas ma intermittent or perennial of nt). as a ennial /cert/ vegetated corridors,nd�d photographs showing fY that vegetated wing the know/edge l am corridor amili dge and belief, with t Property c e�y Oyv this information information contained ed in this Print/Type rue. complete. and accurate. and Ype Name rate to the best st ofmY Signature Print/Type Title Date Natural Resource Assessment EXHIBIT J C$F Consulting, Inc. Planning ♦ Engineering ♦ Surveying Committed to Excellence March 20, 2000 Martin Office Building Hydrologic /Hydraulic Analysis for Randy Sebastion Renaissance Development itr6,1? • / ,i ' 13, '9A' D C RENEWAL 12-31-01 Submitted To Brian Rager City of Tigard Engineering Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 5.4060100fr=Or CIY1 F Consulting, Inc. Committed to Excellence Planning • Engineering • Surveying April 6,2001 Brian Rager City of Tigard 13125 S.W. Hall Blvd. Tigard,Oregon 97223 RE: Martin Office Building,9340 SW Coral Street, Hydraulic/Hydrologic Analysis CNF Consulting,Inc.Project#2000-0223-02 Dear Brian: Enclosed please find the Hydraulic/Hydrologic Analysis for the Martin Office Building project. The City of Tigard,Unified Sewerage Agency(USA),and King County(Surface Water Design Manual),design specifications and parameters will be used in this analysis. The Santa Barbara Urban Hydrograph Methodology,USA's parameters,and the King County Program were used to determine the storm and water quality flows. The computer printouts,mapping,supporting tables, and calculations are also included within this report. The analysis of the design basin includes 1)hydrological analysis for the existing and future conditions,2)hydraulical analysis of the proposed system and 3)water quantity/quality calculations for the Martin Office Building. We at CNF Consulting are looking forward to working with you of this project and we appreciate your assistance. If you have any questions or wish additional information I can be reached at(503) 246-1200(o),(503) 799-4330(m),or e-mail at lbc@cnf-eng.com. Please visit our website at www.cnf-eng.com Sincerely, L. Brad Crement, P.E. CNF Consulting, Inc. 22302hyda.doc cc: Randy Sebastian,Renaissance Development, Inc. Butch Carter, Renaissance Development,Inc. 6222 S.W. Virginia Ave. Suite #1 • Portland, Oregon 97201 • (503) 246-1200 • (503) 246-2579 fax TABLE OF CONTENTS DRAINAGE ANALYSIS • LOCATION • BASIN PARAMETERS • TIME OF CONCENTRATION • HYDROLOGY • FUTURE CONDITIONS • WATER QUALITY&QUANTITY APPENDIX • APPENDIX A-HYDROLOGY • APPENDIX B-WATER QUALITY&QUANTITY LOCATION DRAINAGE ANALYSIS LOCATION: The Martin Office Building is located at 9340 SW Coral Street in Tigard,Oregon. The Project contributes flow towards The Ash Creek Drainage Basin(see basin sheet 1 of 3), which is a small tributary of the Fanno Creek drainage basin. The Ash Creek Drainage encompasses approximately 2,607 acres of which 0.768 acres is from The Martin Office Building Project(see sheets 1,2,&3 of 3). The project is located near the headwaters of the Ash Creek Drainage Basin(see sheet 1 of 3)and public storm drainage facilities are available via SW Locust Street(see sheet 2&3 of 3)via a utility easement from Tax Lot#4900 (see sheet 3 of 3). Vicinity Map tl SITE R( V ��5 C6 0 SW CORAL ST o,A 5 SW LOCUST ST • SW OAK ST SW DAKOTA ST RRJR 541'3 P 994 BASIN PARAMETERS BASIN PARAMETERS: The basin parameters for the existing and future conditions were estimated for The Martin Office Building Project. These parameters includes hydrologic soil grouping(Sg),basin area(A), SCS curve number(Cn),percent of impervious surface,Mannings coefficient of roughness (n), and time of concentration(tc) for the SCS unit hydrograph as used with the King County Program. The SCS TR-55 Manual and SCS Soil Survey for Washington County were used to select the hydrologic soil grouping, and SCS curve numbers,which represents the runoff characteristics and infiltration rates of the soils within the study area. Impervious areas for the project site were calculated for both existing and future conditions. Impervious areas for all other basins were estimated at existing conditions using aerial photography, US Quad Maps,and site inspection. Soil Grouping: The soil grouping for the Martin Office Building project was determined using the Foundation Investigation performed by GeoPacific Engineering, Inc. (dated 2/08/2001), and the United States Department of Agriculture,Natural Resource Conservation Service(NRCS) Soil Survey of Washington County, Oregon,map number 44. Our site was found to be made of soil group's 45A, and 45B (Woodburn). From table 13—Soil and Water Features we find that both soil types have a hydrologic group C(See appendix A). Curve Numbers: The runoff curve numbers were obtained from Unified Sewerage Agency(USA)Design and Construction Standards, USA R&O 00-7 adopted February 2000 Appendix A,The King County Surface Water Design Manual (KCSWDM) (page 3.5.2-3), and The United States Department of Agriculture Natural Resource Conservation Service TR-55 Urban Hydrology for Small Watersheds (pages 2-5 through 2-8). The category of the existing conditions of the site we are using is open space(lawns fair to good condition, with a curve number range of 86 to 90)with a conservative curve number of 86 for our hydraulic grouping of C. The category of the proposed conditions we are using is open space (lawns in good condition), for the pervious area, and asphalt pavement for the impervious area. The curve numbers are as follows: 86 pervious and 98 impervious(see appendix A). Time of Concentration: The Martin Office Building Drainage basin is 0.768 acres and the natural length of flow from the existing high point to the low point is approximately 260 feet and contributes flow to the Ash Creek Drainage Basin primary by overland sheet flow. Overland flow for the first 300 feet is idealized as sheet flow. Using the following formula from The King County Surface Water Design Manual (KCSWDM) (page 3.5.2-6),we find that the time of concentration is as follows: (See appendix A). 0.42*(n L)o.s TC = s = 14.5 minutes 1.58*(so)o.4 ns=0.15 (open space, grass lawns,etc...) L=260 feet S0=6.92% Time of concentration for the proposed storm system was based on the assumption that it would take 10 minutes for the water to enter our system. From there it will be piped to a storm water facility,thence, it will travel via a private piped system into the public storm drainage system located in SW Locust Street. Calculations on the quantity and time of the flows can be found in appendix B. HYDROLOGY Future Conditions: The basin hydrology was modeled with the King County Hydrology Computer Program. The computer program was used to determine the future peak flows. The(NRCS)unit hydrograph with the NRCS Type 1A, 24-hour duration storm was used in this analysis, and the Oregon Supplement to NRCS TR-55 Manual (1986). Rainfall depths from the 2, 5, 10, 25, and 100 year, 24-hour duration events were determined from USA's Appendix `A' and the National Oceanic and Atmospheric Administration (NOAA)Atlas II Isopluvials of precipitation for western Oregon. The times of concentration and corresponding flows from manhole to manhole are given on the storm sewer design sheets(attached) for the private storm drainage lines. The times of concentration and corresponding flows for the Water Quality/Quantity Facilities are given on table 5. The basin parameters for the future include hydrologic soil grouping(Sg) C,basin area(A),NRCS curve number(Cn) 86 pervious and 98 impervious,percentage of impervious surface,and time of concentration(tc)for the SCS unit hydrograph as used with the King County Program. The SCS TR-55 Manual and SCS Soil Survey for Washington County were used to select the hydrologic soil grouping, and SCS curve numbers, which represents the runoff characteristics and infiltration rates of the soils within the study area. Please reference appendix A-Hydrology for the curve numbers and appendix B—Hydraulics for proposed areas to be treated, time of concentration, and hydrographs. Design Storm: The depth of rainfall for the design event is 3.90 inches of water(the 25-year event)in a Natural Resources Conservation Service(NRCS)Type 1A-24-hour event. Depths for other rainfall events in table 2 below and in USA's Appendix A,page 4(See appendix A). Existing/ Proposed Basin Parameters: The natural topography of the property slopes from the northwest towards the southeast. The site has an existing house and small shed with the majority of the site cover with grass,three evergreen trees,and twenty-six deciduous trees located though out the property(See attached existing conditions sheet 3 of 3). Table 1 Basin Parameters Area Pervious Area Curve Number Impervious Area Curve Number Existing 0.737 86 0.031 98 Proposed 0.166 86 0.602 98 Existing/Proposed Flows: All flows where developed with the Santa Barbara Urban Hydrograph(SBUH),with a NRCS type 1-A 24—Hour storm as described in the design storm section of this report. See appendix B for King County print outs. Table 2 Existing & Proposed Flows Area Time of 2—Year 5—Year 10—Year 25—Year 100—Year Concentration (cfs) (cfs) (cfs) (cfs) (cfs) (tc) (min) 2.5 inches 3.1 inches 3.45 inches 3.9 inches 4.5 inches Existing 14.5 0.21 0.31 0.37 0.45 0.55 Proposed 11.5 0.39 0.49 0.56 0.64 0.75 WATER QUALITY & QUANTITY Water Quantity: The facility was designed to release existing flows, storing the increased runoff due to impervious area, within an underground detention vault. The storage area was sized to retain the increased flow from the 2, 5, 10, and 25-Year events. The volume was determined by using the King County Hydrology Program (see appendix D). Volume= 800 ft3 Volume of Vault=b * w*h Volume of Vault= 10 x 14 x 6.0 Volume of Vault=840 ft3 Table 3 Detention Criteria Facility Storm Actual Targeted Actual Elev. # Orifice Orifice Required Event Inflow Outflow Outflow Stage Orifices Dia Height Volume (cfs) (cfs) (cfs) (ft) (in) (ft) (cf) Pipe 2 Year 0.39 0.21 0.21 3.75 2 2.02 0 490 5 Year 0.49 0.31 0.34 4.70 2.17 4 620 10 Year 0.56 0.37 0.39 5.25 700 25 Year 0.64 0.45 0.45 5.99 800 100 Year 0.75 0.55 0.66 6.07 800 As shown in Table 3 and the data in appendix C,the facility was store the increased runoff due to new impervious area,within an underground detention vault. The storage area,outlet structures,and orifices were sized to obtain the best possible outlet flow configurations for the 2, 5, 10, and 25-Year events. The actual outflow for the storm events where increased by 0.03 cfs for the 5 year event and 0.02 cfs for the 10 year event, which are within acceptable parameters. The actual outflow for the 2-year and the 25-year events were not increased. The volume was determined by using the King County Hydrology Program (see appendix C). Water Quality Design: Unified Sewerage Agency requires new development to provide water quality facilities that remove 65% of phosphorous materials from 100%of all new impervious areas,per USA•R&O 00-7. The Storm Water Quality Facilities shall be designed for as specified in USA's Design and Construction Standards Chapter 3 and Appendix `B'. The water quality facilities shall be designed and sized per Appendix `B',page 1, section 1.1,and are as follows: New Impervious Areas: By Water Quality/Quantity Facility: Imp. Area Imp Area Imp.Area Total Area Total Area Roof Sidewalk Parking-lot Impervious WQ 1 18,850 sq ft 5,792 sq ft 820 sq ft 8,228 sq ft 14,840 sq ft WQ 2 14,609 sq ft 3,038 sq ft 1,510 sq ft 6,842 sq ft 11,390 sq ft Totals 33,459 sq ft 8,830 sq ft 2,330 sq ft 15,070 sq ft 26,230 sq ft Water Quality Flow,per USA's Appendix `B' page 1, section 1.1 WQf _ 0.360n)*Area(sgft) = cfs 12(in1 ftX4hrX60 min/hrX60 sect min) 0.36(in)*14,840(sq ft) WQ1 = = 0.0309 cfs 12(in/ftX4hrX 60 min/hrX 60 sec/min) WQ 2 = 0.36(in)*11,390(sq ft) = 0.0237 cfs 12(in/ftX4hrX60min/hrX60 sec/min) Each Water Quality Area(WQ1 &WQ2)will treated by a separate Stormwater Management Catch Basins System(see Civil Engineering Plans for specifications). The Stormwater Catch Basin System has a removal efficiency of 70% for phosphorous materials if the designed water quality flow per catch basin remains under 15 gpm(0.0334 cfs). As the above calculations show WQ1 flow is 0.0309 cfs and WQ2 flow is 0.0237 cfs both within the manufactures specifications. The references used for determining the phosphorous removal rates are: Thomas R. Schueler. July 1987. "Controlling Urban Runoff' Department of Environment Programs Metropolitan Washington Council of Governments. Richard R.Horner. Dec. 1988. "Biofiltration Systems For Storm Runoff Water Quality Control" Washington State Department of Ecology. Stormwater Management. April 1999. "StormFilter Product Manual APPENDIX A- HYDROLOGY Martin Office Building Existing Hydrographs Basin C58YD\HYD-EXE eD© Command Prompt-hid a m0 .PECIFY STORM OPTION: ..C.S. IYPE-1A RAINFALL DISTRIBUIION ER: PREQ(YEAR), DURATION<HOUR), PRECIP<INCHES) KING COUNTY DEPARTMENT OF PUBLIC WORKS 0,24,3.45 Surface Water Management Division ------ ------- ----- S.C.S. TYPE-IA DISTRIBUTION HYDROGRAPH PROGRAMS lB YEAR 24-HOUR SIORM ww.. 3.45' TOTAL PRECIP. .rr....... Uersion 4.218 1 - INFO ON THIS PROGRAM ER: A(PERU), CN<PERU), A(IMPERU), CN(IMPERU), TC FOR BASIN N0. 1 2 - SBUHYD %.737,86,8.831,98.14.5 3 - MODIFIED SBUHVD 4 - ROUTE IATA PRINT-OUT: 5 - ROUTE2 6 - ADDNYD AREA(ACRES) PERVIOUS IMPERVIOUS TC<MINUTES) 7 - BASEFLOW A CN A CN 8 - PLOTHYD .8 .7 86.8 .0 98.0 14.5 9 DATA PERK-Q<CFS) T-PEAX(HRS) UOL<CU-FT) 11 - RETURN TO DOS 11 - REUC .37 7.83 5845 2 ER OPTION: HTER Id:I[path]f ilename LextI FOR STORAGE OF COMPUTED HYDROGRAPH: :\hyd\exl0yr•hyd_ ;Command Prompt•hyd S❑m "r,Command Prompt hyd eI1 .PECIFY STORM OPTION: .PECIFY STORM OPTION: ..C.S. TYPE-1A RAINFALL DISTRIBUTION ..C.S. IYPE-1A RAINFALL DISTRIBUTION HIER: PREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) HIER: FREQ<YEAR), DURATION(HOUR), PRECIP(INCHES) •5,24,3.9 0,24,2.5 -- ----- - ---------------------- - - S.C.S. TYPE-IA DISTRIBUTION S.C.S. TYPE-SA DISTRIBUTION 25-YEAR 24-HOUR STORM • 3.90"TOTAL PRECIP. . I. 2-YEAR 24-HOUR STORM •»• 2.58" TOTAL PRECIP. m........ --------- - - ------------------------ ---- HIER: A<PERU>, CN(PERU), A(IMPERU), CN(IMPERU), TC FOR BASIN NO. 1 NTER: A(PERU), CN(PERU), A(IMPERU), CN(IMPERU). TC FOR BASIN N0. 1 1.737,86,8.831,98,14.5 :.737,86,.031,98.14.5 IATA PRINT-OUI: 'ATA PRINT-OUT: AREO<ACRES) PERUIOUS IMPERVIOUS TC(MINIITES) AREA(ACRES) AERUlOCN IA CM PERU1 TC(MINUTES) A CH A CN .8 .7 86.0 .0 98.0 14.5 .8 .7 86.8 .0 98.0 14.5 PEAR-Q(CPS) T-PEAK(HRS) UOL<CU-PT) PEAK-Q<CFS) T-PEAK<HRS) UOL(CU-FT) .45 7.83 6969 .21 7.83 3574 HTER [d:I[path]filename Lext1 FOR STORAGE OF COMPUTED HVDROCRAPH: HIER Id:I[path]filenane L extl FOR STORAGE OF COMPUTED HYDROGRAPH: :■hyd\ex25yr.hyd :\hyd\ex2yr.hyd "3 Command Prompt-hyd MOO :Command Prompt-hyd e❑m .PECIFY STORM OPTION: .PECIFY STORM OPTION: ..C.S. TYPE-lA RAINFALL DISTRIBUTION ..C.S. TYPE-IA RAINFALL DISTRIBUTION LATER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) m TER: PREQ(YEAR), DURAIION<HOUR), PRECIP(INCHES) •,24,3.1 .88,24,4.5 S.C.S. TYPE-IA DISTRIBUTION S.C.S. TYPE-IA DISTRIBUTION 5-YEAR 24-HOUR STORM 3.18" TOTAL PRECIP. 100-YEAR 24-HOUR STORM ma.. 4.50" TOTAL PRECIP. +w 2 ER: A(PERU), CN<PERU), A(IMPERU), (1((IMPERU), TC FOR BASIN NO. I I TER: A(PERU), CN(PERU), A(IMPERU), (11CIMPERU). 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E' � +� ! n �5„ r CRT EA fT0 l fre 3, rI1 � 0 W < . - Eno 7I EC ' V• W W:\ I I ti % TAX LOT/5000 NOTE: I j .� :ARANTEEUNDERGROUNDTHAT TED FROLI IE D SURVE INF N ADO BEEN I PARON, j I ATED TROMI NTE1D SURVEY NNidtlfAlKNN AhO /1 • 1 I n+MALLo it o umR s sHDILN ealPt�sE�ALt SUdI uTNITES w 1,+e PAINWG A OTHER IN SERNCE OR ABANDPIED. THE h TAX LOT 4800 HEDGE EHGNNEER fTNTT1ER DOES Nor wARRINr THAr Q THE UNDERGROUND UTILITIES MOM ARE NN THE V I I TM LOT 4801 EL4CT LOCATION IDCATD ALTHOUGH THEY ARE ? 1,°I I LOCATED AS ACCLNUIELY AS POSSIBLE FROM Q 1 ti I WTONaGlION LOCATED.E DIE N" HAS MOT Z1-.6 � F N T j UPHTSICALLY LOCATED THE UNDERGROUND Q ALL DOTING SITE CONDITIONS AND ELEVATIONS Jz J SHOW 3 ENGWEEA AID 01HR OOVSIA TAMTS TIE; CpNDTACTOR S7IALL I T THE SIZE AJD frET PAS I ALL MTN CDITIS AND ELEVATIONS A I I TO IIS/►ER S TISFACIKMC Q Z o 0 _ ° G L auFa0.l19 tr. GAM NM W tt`� N E194202.73 T9r'(Me8 3 E Walt!, (aQq U --s. V Z LLVUWr-� f [our-4944 Ir(10 Z ti E � Q C a a—a_1,—mss a a . n - . — - - CI Q Z Gal w—w—w—w—w—w—w—w—w—w w—w—w—w—wiw—w ..,— a—a—a—a Z o _ a CO e —«—F—!�—may S �w ... y may— w�w-44--..4-6/4-4E--6M-60-14.--64-110:1-64-45-04-6.3— 1 p Cr SW LOCUST STREET —�--- ——_—_ lv —r_r— r a—a—a—a—n—a—a •• —r—._.—.—r—r—.—.— •�_" III--S8 a—a—a a—a_a—a_a—a_ _ :,N w _--.--_- J R«.207.07 — I• sRee,W — — — — EN(L}■t1r I NW.307.21 SAN W — — Ecur(11}1941r ra-3o,a,rM) r.3oi« 7 LWd0L9 IS'(14) LW(¢H7.7r E 4~301.W,Y(E) L OUT(0}1AA r a E OUT.2Wae 31"(0 � E. CI I 120 SOIL SURVEY TABLE 13.—Soil and `,r [Absence of an entry indicates the feature is not a concern. See Glossary for descriptions of such Hydro- Flooding •':a Soil name and logic map symbol group Frequency Duration Months t I I- t: Aloha: C None s. Amity: 2 -- -- C None i Astoria: 3E, 1F B None -,- v Briedwell: 4B, 5B, 5C, 5D B None ----------------- ------------------------ ------------------------ Carlton: 6B, 6C B None - ----------- -- ----- "' l Cascade: 7B, 7C, 7D, 7E, 7F C None - -- ------------- -- ---- A. Chehalem: 8C C None Chehalis: 9, 10 l B Common Brief Nov-Mar 1 Cornelius: ' 1 1 6 ' I I C, ' I I D, 1 HE,E, ' I I F: t Cornelius part C None Kinton part C None r Cornelius Variant: 12A, 12B, I2C C None Cove: 13, 14 D Common Brief Dec-Apr Dayton: 15 D None Delena: 16C D None Goble: 178. 17C, 17D, 17E, 18E, 18F C None Helvetia: 19B, 19C, 19D, 19E C None • Hembre: 20E, 20F, 20G B None ._ Hillsboro: 21A, 2 I B, 21C, 21 D B None Huberly: 22 D None Jory: 23C, 23D, 23E• 23F C None Kilchis: '24G: Kilchis part C None ._ Klickitat part B None via KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type IA rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION AB CD Cultivated land(1): winter condition , 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on 50% to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement, roofs, etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 • Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 • 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. es 3.5.2-3 11/92 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL where T� = time of concentration (min), and m = number of flow segments Sheet Flow: Sheet flow is flow over plane surfaces. It usually occurs In the headwater of streams. With sheet flow, the friction value (n,) (a modified Manning's effective roughness coefficient that includes the effect of raindrop impact; drag over the plane surface; obstacles such as litter, crop ridges, and rocks; and erosion and transportation of sediment) is used. These n,values are for very shallow flow depths of about 0.1 foot and are only used for travel lengths up to 300 feet. Table 3.5.2.0 gives Manning's n, values for sheet flow for various surface conditions. For sheet flow up to 300 feet, use Manning's kinematic solution to directly compute Tt: Sheet flow: Tt = 0.42 (n,L)° 8 (P2) 0.5 (so) 0.4 where = travel time (min), n, = sheet flow Manning's effective roughness coefficient (from Table 3.5.2C), L = flow length (ft), P2 = 2-year, 24-hour rainfall (in), (see Figure 3.5.1C) and s, = slope of hydraulic grade line (land slope, ft/ft) Velocity Equation A commonly used method of computing average velocity of flow, once it has measurable depth, is the following equation: V = k, where: V = velocity (ft/s) k = time of concentration velocity factor (ft/s) St, = slope of flow path (ft/ft) "k" is computed for various land covers and channel characteristics with assumptions made for hydraulic radius using the following rearrangement of Manning's equation: k = (1.49 (R) 0.667 )/n; where R = an assumed hydraulic radius n = Manning's roughness coefficient for open channel flow (from Table 4.3.7B in Chapter 4) 3.5.2-6 1/90 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2C "n" AND "k" VALUES USED IN TIME CALCULATIONS FOR HYDROGRAPHS 1i,'Sheet Flow Equation Manning's Values(For the Initial 300 It of travel) n,• Smooth surfaces(concrete,asphalt,gravel,or bare hard packed soil) 0.011 Fallow fields or loose sod surface(no residue) 0.05 Cultivated soil with residue cover(s<=0.20 ft/ft) 0.06 Cultivated sod with residue cover(S>0.20 ft/ft) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 • Bermuda grass 0.41 Range(natural) 0.13 Woods or forest with light underbrush 0.40 Woods or forest with dense underbrush 0.80 *Manning values for sheet flow only,from Overton and Meadows 1976(See TR-55,1986) le Values Used In Travel Time/Time of Concentration Calculations Shallow Concentrated Flow (After the Initial 300 ft.of sheet flow,R =0.1) k. 1. Forest with heavy ground litter and meadows(n-0.l0) 3 2. Brushy ground with some trees(n=0.060) 5 3. Fallow or minimum tillage cultivation(n=0.040) 8 4. High grass(n=0.035) 9 5. Short grass,pasture and lawns(n=0.030) 11 6. Heady bare ground(n=0.025) 13 7. Paved and gravel areas(n=0.012) Y7 Channel Flow(Inlerminent)(At the beginning of visible channels:R=0.2) k� 1. Forested swate with heavy ground litter(n =0.10) 5 2. Forested drainage course/ravine with defined channel bed(n=0.050) 10 3. Rock-lined waterway(n=0.035) 15 4. Grassed waterway(n-0.030) 17 5. Earth-lined waterway(n=0.025) 20 6. CMP pipe(n=0.024) 21 7. Concrete pipe(0.012) 42 8. Other waterways and pipes 0.508/n Channel Flow(Continuous stream,R =0.4) k� 9. Meandering stream with some pools(n=0.040) 20 10. Rock-lined stream(n-0.035) 23 11. Grass-lined stream(n=0.030) 27 12. Other streams,man.rnade channels and pipe 0.807/n" "See Chapter 5,Table 5.3.6C for additional Mannings'n'values for open channels 3.5.2-7 1/90 WASHINGTON COUNTY, OREGON — SHEET NUMBER 44 R. 2W I R 1W 11E Uo,ns sheet 38) 1C 45C 45A `�itiiip _i�,"� ;� : o' r1 1r :.�"a • - - ,�,l' t ''if R =fiPor= ` , ' __ 1 :.,`' ;iror ':•"`� . ;� - t.; -u 3t y�t _1 ,l - ; \'' t '117 iY• 4 1°C f-1 I' • t r I1C'' ,'tr _ / l' f•1' � \`•. + ':'".• {... -.�'� \ -J - .:4 .; . �rt s x $- 1;. ,' 1' •ti;• .. - M'J •t"74 .yC „ �e \` 2 es t - .rs4:- ~ _ - t<�+� " iJ _...t e , 11:. 11• 1I: ;, C 13 13 :: 3.;-• - - is ,; Y _ 3{� Ei 11 C 9r«` xr',+,e ;1,1 4 „;•; +y. 1?l� U R R r ♦ 459 y y � �• ' 6 tl J 3© �j 11F G ' c� txp. a \' r . 22t .t,,„*'': , T' 5 11& ,,,}�-;E,,t- '. ,_ mot' 3 t - UUU �'� r i' 1 I aF'ariir c en - , (.t � �'r- .• 11C 116 .44... 11C 1IO�f ;f 21C' 6C �. 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Planning a Engineering a Surveying ol STORM PLAN .,,,OREGON 6222 S.W.Portland,Virginia Ave. 7201 1 13 Checked By FCF Portland, Oregon 07201 13 Scala: Projstt No.: oro-Ng Nom.. 404D (503) 246-1200 Approved By LBC (503) 246-2579 tar 1" = 20' 2000-0223-02 22302dei.dwg J RENEWAL 12-31-01 J ..-.w-.a1.•'^a• Martin Office Building Existing Hydrographs Basin "+C:HYDWYD.EXE Command Prompt-hyd NQQ Q -.PECTIN STORM OPTION: •.C.S. TYPE-1A RAINFALL DISTRIBUTION ER: FREQ<YEAR>, DURATION(HOUR), PRECIP<INCHES) KING COUNTY DEPARTMENT OF PUBLIC WORKS .8,24,3.45 Surface Water Management Division --- ------------------ S.C.S. TYPE-IA DISTRIBUTION HYDROCRAPH PROGRAMS 10-YEAR 24-HOUR SIORM m... 3.45"TOTAL PRECIP. +non Torsion 4.21B 1 - INFO ON THIS PROGRAM NTER: A(PERU), CN(PERU), A<IMPERU), CN(IMPERU), TC FOR BASIN NO. 1 2 - SBUHYD %.737,86,0.831,98,14.5 3 - MODIFIED SBUHYD 4 - ROUTE PATH PRINT-OUT: 5 - RWT12 AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) 8 - 7 - B PLOTHYD A CN A CN 8 - IATNVD .8 .7 86.8 .8 90.8 14.5 9 - IK]IA 11 - RETUC PEAK-Q(CPS) T-PEAK<HRS) UOL(CU-FT)11 - RETURN TO DOS .37 7.83 5845 ER OPTION: MIER Id:][path]filenamel.extl FOR STORAGE OF COMPUTED HYDROGRAPH: :\hyd\exlHyr.hyd. Command Kowa-hyd eO© ;Command PPOmpt-hyd e� .PECIFY STORM OPTION: .PECIFY STORM OPTION: •.C.S. IYPE-IA RAINFALL DISTRIBUIION •.C.S. TYPE-1A RAINFALL DISTRIBUIIOH NIER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) HIER: FREQ<YEAR>, DURATION<HOUR>, PRECIP<INCHES) •5,24,3.9 0.24.2.5 - ------------ -------- TYPE-1A DISTRIBUTION S.C.S. TYPE-IA DISTRIBUTION 25-YEAR 24:1C141.1 STORM n*no 3.98" TOTAL PRECIP. on 2-YEAR 24-HOUR STORM ••n. 2.50"TOTAL PRECIP. +••••**�•� -- ------ - HIER: A(PERU), CN<PERU), A(IMPERU), CH(IMPERU), TC FOR BASIN NO. 1 ER: A(PERU), CN(PERU), A(IMPERU>, CN(IMPERU), TC FOR BASIN HO. 1 :.737.06,8.031,98,14.5 :.737,86,.031,98.14.5 PATH PRINT-OUT: PATH PRINT-OUT: AREA(ACRES) PERUIOUS IMPERVIOUS TC(MINUTES) AREA(ACRES) QERUIOCM CN TC(MINUTES) A CN A Dl .8 .7 86.0 .0 98.0 14.5 .8 .7 86.0 .8 98.0 14.5 PEAK-Q<CFS) I-PEAK(HRS) UOL(CU-FT) PEAK-Q(CFS) T-PEAH(HRS) UOL(CU-FT) .45 7.83 6969 .21 7.83 3574 ][ athlfilenane[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: MIER Ed:][pathlfilenane Lext] FOR STORAGE OF COMPUTED HYDROGRAPH: NTER Id: P :\hyd\ex25yr.hyd :\hyd\ex2yr.hyd ,1 Command Rompt-hyd S013 Command Prompt-hyd 9O ,PECIFY STORM OPTION: .PECIFY STORM OPTION: ..C.S. TYPE-IA RAINFALL DISTRIBUTION •.C.S. TYPE-IA RAINFALL DISTRIBUTION 'NTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) ii TER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) .,24,3.1 180,24,4.5 -- - ----- -------- S.C.S. TYPE-IA DISTRIBUTION S.C.S. TYPE-1A DISTRIBUTION 6-YEAR 24-HOUR STORM "mmm 3.10"TOTAL PRECIP. nonone.on 108-YEAR 24-HOUR STORM nn. 4.58" TOTAL PRECIP. • •• VIER: A(PERU), CN(PERU), A(IMPERU), CN(IMPERU), TC FOR BASIN HO. 1 8 TER: A<PERU), CN(PERU>, A(IMPERU), CN(IMPERU), TC FOR BASIN HO. 1 ;.737,86,0.031.98.14.5 :.737.86.8.031,98,14.5 PATA PRINT-OUT: 1-TA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) AREA(ACRES) PERUIOUS IMPERUIOUS TC(MINUTES) A CN A GM A CN A CN .8 .7 86.0 .0 98.0 14.5 .8 .7 86.0 .0 98.8 14.5 PEAK-Q<CFS) T-PEAK<HRS) UOL(CU-FT) PEAK-Q(CFS) T-PEAK(HRS) UOL(G11-FT) .31 7.83 4990 .55 7.83 8498 MIER Id:Ilpathlfilenane Lext] FOR STORAGE OP COMPUTED HYDROGRAPH: NTER Id:][pathlfilename[.ext 1 FOR STORAGE OF COMPUTED HYDROGRAPH: :\hyd\ex5yr.hyd. :\ex188yr.hyd_ C N F CONSULTING, INC. STORM SEWER DESIGN SHEET FULL AND PARTIAL-FULL FLOW BASED ON SANTA BARBARA URBAN HYDROGRAPH PROJECT: Martin Office Building 2000-0223-02 DESIGN EVENT: 25 YEAR RAIN DISTRIBUTION: SCS-1A DATE: 03/18/01 DURATION: 24-HOUR TIME INTERVAL: 10 minute DESIGNED BY: L.Brad Crement,P.E. RAINFALL DEPTH: 3.9 INCREMENTAL TOTAL PERVIOUS IMPERVIOUS HYD. INVERT PIPE CAPACITY VELOCITY VELOCITY TRAVEL LINE MANHOLE/ AREA AREA AREA(ACRES) CN AREA(ACRES) CN Tc(Min.) TOTAL Tc(Min.) PEAK FLOW SLOPE SIZE FLOWING FULL FLOWING FULL d/D PARTIAL FLOW LENGTH TIME REMARKS Node (ACRES) (ACRES) (c.f.s.) % (INCHES) (c.f.s.) (f.p.s.) % (fp.s.) (feet) (min.) . 6 0.0316 _ 0.0316 0.0000 86 0.032 98 10.00 10.00 0.2890 0.50 6 0.397 2.021 18.267 1.177 28.28 0.40 Node 6=>Node 7 7 0.0316 0.0632 0.0000 86 0.0632 98 0.40 10.40 0.0575 0.50 6 0.397 2.021 25.722 1.439 23.22 0.27 Node 7=>Node 8 8 0.0000 0.6320 0.0000 86 0.0632 98 0.27 10.67 0.0573 0.50 6 0.397 2.021 25.677 1.438 19.10 0.22 Node 8=>Node 9 9 0.0000 0.0632 0.0000 86 0.0632 98 0.22 10.89 0.0571 0.50 6 0.397 2.021 25.631 1.436 25.00 0.29 Node 9=>Node 10 10 0.0000 0.0632 0.0000 86 0.0632 98 0.29 11.18 0.0568 0.50 6 0.397 2.021 25.563 1.434 42.50 0.49 Node 10=>Node 11 11 0.0465 0.1097 0.0000 86 0.1097 98 0.49 11.67 0.0979 0.50 6 0.397 2.021 33.843 1.673 10.16 0.10 Node 11=>Node 12 12 _ 0.0000 0.1097 0.0000 86 0.1097 98 0.10 11.78 0.0978 0.50 6 0.397 2.021 33.825 1.673 12.26 0.12 Node 12=>Node 13 13 0.0232 0.1329 0.0000 86 0.1329 98 0.12 11.90 0.1183 0.50 6 0.397 2.021 37.431 1.223 26.00 0.35 Node 13=>CB 1 CB 1 0.2998 0.4327 0.0921 86 0.3406 98 0.35 12.25 0.3564 0.60 6 0.435 2.214 68.907 2.470 33.00 0.22 CB1=>Node 14 Node 14 0.0000 0.4327 0.0921 86 0.3406 98 0.22 12.48 0.3551 0.60 6 0.435 2.214 68.719 2.468 32.52 0.22 Node 14=>Node 15 Node 15 0.0000 0.4327 0.0921 86 0.3406 98 0.22 12.69 0.3540 0.60 6 0.435 2.214 57.660 3.023 69.61 0.38 Node 15=>DV Node 16 0.0465 0.0465 0.0000 86 0.0465 98 10.00 10.00 0.0425 0.50 6 0.397 2.021 18.849 1.318 51.00 0.64 Node 16=>Node 17 Node 17 0.0232 0.0697 0.0000 86 0.0697 98 0.64 10.64 0.0632 0.50 6 0.397 2.021 26.986 1.479 4.00 0.05 Node 17=>Node 18 Node 18 0.0000 0.0697 0.0000 86 0.0697 98 0.05 10.69 0.0631 0.50 6 0.397 2.021 26.964 1.478 22.73 0.26 Node 18=>Node 19 Node 19 0.0000 0.0697 0.0000 86 0.0697 98 0.26 10.95 0.0629 0.50 6 0.397 2.021 26.921 1.477 27.38 0.31 Node 19=>Node 20 ' Node 20 0.0000 0.0697 0.0000 86 0.0697 98 0.31 11.26 0.0626 0.50 6 .0.397 2.021 26.855 1.475 9.09 0.10 Node 20=>Node 21 Node 21 0.0000 0.0697 0.0000 86 0.0697 98 0.10 11.36 0.0625 0.50 6 0.397 2.021 26.834 1.474 3.00 0.03 Node 21 =>CB 2 CB 2 0.2657 0.3354 0.0739 86 0.2615 98 0.03 11.39 0.2792 5.21 6 1.281 6.523 31.716 1.073 12.48 0.19 CB 2=>DV C N F CONSULTING, INC. STORM SEWER DESIGN SHEET FULL AND PARTIAL-FULL FLOW BASED ON SANTA BARBARA URBAN HYDROGRAPH PROJECT: Martin Office Building 2000-0223-02 DESIGN EVENT: 25 YEAR RAIN DISTRIBUTION: SCS-1A DATE: 03/18/01 DURATION: 24-HOUR TIME INTERVAL: 10 minute DESIGNED BY: L.Brad Crement,P.E. RAINFALL DEPTH: 3.9 INCREMENTAL TOTAL PERVIOUS IMPERVIOUS HYD. INVERT PIPE CAPACITY VELOCITY VELOCITY TRAVEL LINE MANHOLE/ AREA AREA AREA(ACRES) CN AREA(ACRES) CN Tc(Min.) TOTAL Tc(Min.) PEAK FLOW SLOPE SIZE FLOWING FULL FLOWING FULL d/D PARTIAL FLOW LENGTH TIME REMARKS Node (ACRES) (ACRES) cfs % (INCHES) %( . . .) ( ) (c.f.s.) (f.p.s.) /° (f.p.s.) (feet) (min.) • Denotes sizing to acept outflow from Detention Vault(25-yr=0.45 cfs,100-yr=0.66 cfs),please note that max.outflow from a 6"pipe at S=1.50%is 0.7392 cfs DV 0.0000 0.7680 0.1660 86 0.6020 98 13.08 #REF! 0.4500 8.28 6 1.615 8.223 36.102 7.044 32.62 0.08 Dv=>Node 22 *Node 22 0.0000 0.7680 0.1660 86 0.6020 98 0.08 #REF1 0.4500 6.50 6 1.431 7.286 38.529 6.452 3.53 0.01 Node 22=>Node 26 AD 3 0.0100 0.0100 0.0100 86 0.0000 98 10.00 10.00 0.0062 0.50 4 0.135 1.542 14.386 0.777 18.43 0.40 AD 3=>Node 23 Node 23 0.0000 0.0100 0.0100 86 0.0000 98 0.40 10.40 0.0060 0.50 4 0.135 1.542 14.386 0.777 9.87 0.21 Node 23=>Node 24 Node 24 0.0000 0.0100 0.0100 86 0.0000 98 0.21 10.61 0.0060 0.50 4 0.135 1.542 14.386 0.777 12.92 0.28 Node 24=>Node 25 AD 4 0.0460 0.0460 0.0460 86 0.0000 98 10.00 10.00 0.0285 5.95 4 0.464 5.319 16.802 2.946 3.53 0.02 AD 4=>Node 25 Node 25 0.0000 0.0560 0.0560 86 0.0000 98 0.02 10.02 0.0347 1.50 6 0.687 3.500 15.279 1.829 14.58 0.13 Node 25=>Node 26 *Node 26 0.0000 0.0560 0.0560 86 0.0000 98 0.13 10.15 0.0346 1.50 6 0.687 3.500 15.277 1.828 43.42 0.40 Node 26=>Node 27 *Node 27 0.0000 0.0560 0.0560 86 0.0000 98 0.40 10.55 0.0344 1.50 6 0.687 3.500 15.215 1.825 16.32 0.15 Node 27=>Node 28 *Node 28 0.0000 0.0560 0.0560 86 0.0000 98 0.15 10.70 0.0343 1.50 6 0.687 3.500 15.193 1.823 15.00 0.14 Node 28=>Node 29 *Node 29 0.0000 0.0560 0.0560 86 0.0000 98 0.14 10.83 0.0342 1.50 6 0.687 3.500 15.172 1.821 24.47 0.22 Node 29=>Node 30 AD 5 0.0200 0.0200 0.0200 86 0.0000 98 10.00 10.00 0.0124 44.80 4 1.274 14.597 6.968 4.649 2.83 0.01 AD 5=>Node 30 *Node 30 . 0.0000 0.0760 0.0760 86 0.0000 98 0.22 11.06 0.0463 1.50 6 0.687 3.500 17.582 1.993 35.53 0.30 Node 30=>Node 31 *Node 31 , 0.0000 0.0760 0.0760 86 0.0000 98 0.30 11.36 0.0460 1.50 6 0.687 3.500 17.527 1.989 78.96 0.66 Node 31 =>Node 32 *Node 32 0.0000 0.0760 0.0760 86 0.0000 98 0.66 12.02 0.0455 7.28 6 1.514 7.710 11.899 3.451 14.69 0.07 Node 32=>Extg.CB ■ • APPENDIX B-HYDRAULICS/WATER QUALITY & QUANTITY APPENDIX B: WATER QUALITY& QUANTITY FACILITY DESIGN 1.0 WATER QUALITY FACILITY DESIGN This section presents methodology for designing water quality facilities. 1.1 Water Quality Volumes And Flows (Reproduced from Appendix A: Hydrology and Hydraulics; Section 1) The water quality storm is the storm required by regulations to be treated. The storm defines both the volume and rate of runoff. a. Water Quality Storm: Total precipitation of 0.36 inches falling in 4 hours with a storm return period of 96 hours. b. Water quality volume(WQV) is the volume of water that is produced by the water quality storm. c. Water Quality Volume(WQV): 0.36-inches over 100-percent of the new impervious area. Water Quality Volume (cf) = 0.36(in) x Area (sf) 12 (in/ft) d. Water Quality Flow (WQF): The average design flow anticipated from the water quality storm. Water Quality Flow (cfs) = Water Quality Volume (cJ) 14,4000 Sec Or Water Quality Flow (cfs) = 0.36(m )x Area (sU 12(in/ft)(4 hr)(60 min/hr)(60 sec/min) Water Quality & Quantity Facility Design Appendix B - - Page 1 Where: V =velocity in feet per second S = Slope in ft/ft (3) Channel Flow A commonly used method of computing average velocity of flow, once it has measurable depth, is the following equation: V=(1.486/n)x R0.6 x S0.5 Where: V= velocity(ft/s) n= Manning's roughness coefficient S = slope of flow path(ft/ft) R= area/perimeter 1.3 Water Quality Hydrology Water Quality The water quality storm is the storm required by regulations to be treated. The storm defines both the volume and rate of runoff. a. Water Quality Storm: Total precipitation of 0.36 inches falling in 4 hours with a storm return period of 96 hours. Water quality volume (WQV) is the volume of water that is produced by the water quality storm. b. Water Quality Volume (WQV): 0.36-inches over 100-percent of the new impervious area. Water Quality Volume (cf) = 0.36(in) x Area (sJ) 12 (in/ft) c. Water Quality Flow (WQF): The average design flow anticipated from the water quality storm. Water Quality Flow(cfs) = Water Quality Volume(cf) 14,4000 Sec or Water Quality Flow (cfs) = 0.36(in)x Area (sJ) 12(in/ft)(4 hr)(60 min/hr)(60 sec/min) Hydrology and Hydraulics Appendix A - - Page 8 RATIONAL METHOD RAINFALL INTENSITIES FOR EAST WASHINGTON COUNTY Rainfall Intensity(inches per hour) TIME OF CONCENTRATION STORM EVENT: YR I(PROBABILITY) (MIN) 2 5 10 25 50 100 (50%) (20%) (10%) (4%) (2%) (1%) 0 1.90 2.50 3.00 3.40 4.00 4.50 5 1.90 2.50 3.00 3.40 4.00 4.50 10 1.30 1.70 2.20 2.50 3.00 3.50 15 • 1.10 1.40 1.80 2.10 2.50 2.90 20 0.90 1.20 1.50 1.80 2.10 2.40 30 0.75 0.95 1.20 1.40 1.65 1.90 40 0.60 0.75 1.00 1.15 1.30 1.60 50 0.55 0.70 0.85 1.00 1.15 1.35 70 0.45 0.55 0.70 0.82 0.95 1.10 100 0.40 0.45 0.55 0.67 0.75 0.90 180 or more 0.35 0.40 0.50 0.60 0.70 0.85 1.2 Unit Hydrograph Methods a. To obtain a realistic and consistent hydrologic analysis for each development site, all developments shall use the hydrograph analysis method for drainage planning and design unless otherwise approved in advance by the Agency. The physical characteristics of the site and the design storm shall be used to determine the magnitude, volume and duration of the runoff hydrograph. The Santa Barbara Urban Hydrograph (SBUH) will be the primary acceptable unit hydrograph method. The "HYD" computer program, developed by King County, Washington in its Surface Water Design Manual,January 1990 uses these methods to generate, add and route hydrographs. The Agency will check all hydrologic calculations using the King County"HYD"program. However, the Agency will allow the use of the rational method for analysis of drainage basins of 25 acres or less. Hydrology and Hydraulics Appendix A - - Page 2 2) If construction of an on-site facility is not required, the development shall pay a System Development Charge in accordance with Agency's Rules and Regulations. c. Design Standards 1) The stormwater quality facilities shall be designed to remove 65 percent of the total phosphorous from the runoff from 100 percent of the newly constructed impervious surfaces. Impervious surfaces shall include pavement,gravel roads,buildings,public and private roadways, and all other surfaces with similar runoff characteristics. 2) The phosphorous removal efficiency specifies only the design requirements and is not intended as a basis for performance evaluation or compliance determination of the stormwater quality control facility installed or constructed pursuant to this Chapter. 3) If an onsite water quality facility cannot be constructed to treat the runoff from the development's impervious surface,then with Agency or City approval, an on- or off-site water quality facility may be designed to treat runoff from an equivalent area of adjacent untreated impervious surfaces. 4) The stormwater quality facilities shall be designed for a dry weather storm event totaling 0.36 inches of precipitation falling in 4 hours with an average storm return period of 96 hours. 5) The water quality facilities shall be sized for impervious area as outlined in 3.12.d. 6) Such facilities shall be constructed as part of the subdivision public improvements. 7) Other design options for meeting this section may be considered by the Agency for approval. 8) All water quality facilities shall be designed in accordance with Appendix B: Water Quality and Quantity Facility Design. d. Impervious Area Used In Design _ 1) For single family and duplex residential subdivisions, stormwater quality facilities shall be sized for all impervious areas created by the subdivision, including all residences on individual lots at the current rate of 2640- square feet of impervious surface area per dwelling unit. Storm and Surface Water Rules Chapter 3 - - Page 29 b. Enlargement or improvement of the downstream conveyance system in accordance with Appendix B: Water Quality&Quantity Facility Design; or c. Payment of a Storm and Surface Water Management System Development Charge(SWM SDC), as provided in USA Ordinance 28, which includes a water quantity component to meet these requirements. 3.11.2 Criteria for Requiring On-Site Detention a. If the on-site facility is required to be constructed, the development shall be eligible for a credit against•SWM-SDC fees, as provided in Agency Ordinance and Rules. b. On-site facilities shall be constructed when any of the following conditions exist: 1) There is an identified downstream deficiency, and detention rather than conveyance system enlargement is determined to be the more effective solution. 2) There is an identified regional detention site within the boundary of the development. 3) There is a site within the boundary of the development,which would qualify as a regional detention site under criteria or capital plan adopted by the Agency. 4) Water quantity facilities are required by Agency adopted watershed management plans or adopted subbasin master plans. 3.11.3 Water Quantity Facility Design Criteria a. All water quantity facilities shall be designed in accordance with Agency guidance documents and be consistent with Appendix B: Water Quality and Quantity Facility Design. b. When required, stormwater quantity on-site detention facilities shall be designed to capture runoff so the post-development runoff rates from the site do not exceed the pre-development runoff rates from the site,based on a 2 through 25-year, 24-hour return storm. Specifically, the 2, 10, and 25- year post development runoff rates will not exceed their respective 2, 10, and 25-year pre-development runoff rates; unless other criteria is identified in an adopted watershed management plan or subbasin master plan. Storm and Surface Water Rules Chapter 3 - - Page 27 T6 • Desi • n Constants Cartridge Information Weights: Dry cartridge with Perlite: 35 lbs. Dry cartridge with CSFO media : 150 lbs. Wet Cartridge with CSFO media: 250 lbs. Cartridge Volume: 2.44 ft3 Cartridge Dimensions: Height = 19.5" x Diameter = 20.5" 1 Cartridge = 15 gpm 1 cfs = 449 gpm = 30 Cartridges General Information Area of Pipes: Nominal Diameter Area (ft2) 2" 0.0218 4" 0.0873 6" 0.1964 8" 0.3490 Manning's Coefficient for PVC Pipe 0.090 Concrete Pipe 0.012 Weight of Water: 62.4 lbs/ ft3 Weight of Concrete: 145 lbs/ ft3 Weight of Soil: 100 lbs/ ft3 STORMWATER MANAGEMENT C� STORMWATER MANAGEMENT updated 4/99 S8 This is a very difficult number to establish. Usually there are no data for the specific site or even similar land use in the project vicinity. Many times the local stormwater agency will have some sampling data from which to estimate annual TSS loading. 2. Catch Basin Trapping Efficiency Efficiency of catch basin trapping will depend heavily on particle size distribution. Data from studies of catch basin residual indicate that most of the solids captured are fine sands and above. If additional data is not available, we recommend the use of the predominate soil series from the soil survey. 3. Pretreatment Capture Efficiency There are many different methods of facility design. The tables below provide some general information on particle sizes and settling velocities of small diameter particles. Table 1 - Particle Sizes Soil Separates Equiv Diameter(mm) Equiv Diameter Microns Very Coarse Sand 2.0-1.0 2000-1000 Coarse Sand 1.0-0.5 1000-500 Medium Sand 0.5-0.25 500-250 Fine Sand 0.25-0.10 250-100 Very Fine Sand 0.10-0.05 100-50 Silt 0.05-0.002 50-2 Clay <0.002 <2 Reference Urban Surface Water Management, Walesh Table 2 - Settlin• Velocities of Spherical Particles (S=2.65, T = 68 deg F) Diameter (Microns) Velocity (ft/sec) Diameter (Microns) Velocity (ft/sec) 8 0.00019 30 0.0027 10 0.00029 40 0.0047 12 0.00042 50 0.0074 15 0.00066 60 0.011 18 0.00095 80 0.019 20 0.0012 100 0.029 25 0.0018 Reference Urban Surface Water Management, Walesh Using these tables, the designer can calculate the needed residence time to drop a desired particle size a fixed distance from the surface of a quiescent plug flow settling chamber. Diameters smaller than 60 microns begin to require very long times, hence, large settling facilities. Our recommendation is to size the facility for diameters of 60 microns which will drop about 1.3 feet in 120 seconds. The outlet should skim water from the surface with a maximum water depth of 4 inches. Assume a removal efficiency of 70%. ©STORMWATER MANAGEMENT updated 4/99 Max. flow from a 6" pipe at S=1 . 5% Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 7392 cfs Slope 0.0150 ft/ft Manning' s n 0. 0130 Computed Results: Depth 5. 6131 in Area 0. 1963 ft2 Wetted Area 0. 1910 ft2 Wetted Perimeter 15.7685 in Perimeter 18. 8496 in Velocity 3. 8702 fps Hydraulic Radius 1. 7442 in Percent Full 93. 5513 % Full flow Flowrate 0. 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 5. 5402 in Critical slope 0. 0108 ft/ft Critical velocity 3. 6233 fps Critical area 0.2040 ft2 Critical perimeter 14 . 5051 in Critical hydraulic radius 2. 0254 in Critical top width 6. 0000 in Specific energy 0. 6774 ft Minimum energy 0. 6925 ft Froude number 1 . 2244 Flow condition Supercritical Page 1 Node 5 (AD 3) => Node 30 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 4 . 0000 in Flowrate 0. 0124 cfs Slope 0. 4480 ft/ft Manning' s n 0.0130 Computed Results: Depth 0.2787 in Area 0.0873 ft2 Wetted Area 0. 0027 ft2 Wetted Perimeter 2. 1371 in Perimeter 12. 5664 in Velocity 4 . 6488 fps Hydraulic Radius 0. 1797 in Percent Full 6. 9682 % Full flow Flowrate 1. 2738 cfs Full flow velocity 14 . 5969 fps Critical Information Critical depth 0. 7208 in Critical slope 0. 0085 ft/ft Critical velocity 1. 1590 fps Critical area 0 . 0107 ft2 Critical perimeter 3. 5073 in Critical hydraulic radius 0 . 4393 in Critical top width 3. 0748 in Specific energy 0 . 3591 ft Minimum energy 0 . 0901 ft Froude number 6. 5379 Flow condition Supercritical Page 1 Node 6 => Node 7 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0289 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1. 0960. in Area 0. 1963 ft2 Wetted Area 0. 0245 ft2 Wetted Perimeter 5.2994 in Perimeter 18 . 8496 in Velocity 1. 1773 fps Hydraulic Radius 0. 6670 in Percent Full 18 .2671 Full flow Flowrate 0. 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 0. 9928 in Critical slope 0. 0075 ft/ft Critical velocity 1. 3576 fps Critical area 0. 0213 ft2 Critical perimeter 5. 0271 in Critical hydraulic radius 0. 6098 in Critical top width 4 . 4592 in Specific energy 0 . 1129 ft Minimum energy 0 . 1241 ft Froude number 0 . 8234 Flow condition Subcritical Page 1 Node 7 => Node 8 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0575 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1. 5433 in Area 0. 1963 ft2 Wetted Area 0. 0400 ft2 Wetted Perimeter 6. 3828 in Perimeter 18 . 8496 in Velocity 1. 4390 fps Hydraulic Radius 0. 9015 in Percent Full 25. 7220 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 4105 in Critical slope 0. 0071 ft/ft Critical velocity 1. 6340 fps Critical area 0. 0352 ft2 Critical perimeter 6. 0743 in Critical hydraulic radius 0. 8342 in Critical top width 5. 0886 in Specific energy 0 . 1608 ft Minimum energy 0 . 1763 ft Froude number 0 . 8391 Flow condition Subcritical Page 1 Node 8 => Node 9 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6.0000 in Flowrate 0. 0573 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1. 5406. in Area 0. 1963 ft2 Wetted Area 0.0399 ft2 Wetted Perimeter 6.3765 in Perimeter 18.8496 in Velocity 1. 4376 fps Hydraulic Radius 0. 9001 in Percent Full 25. 6767 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2. 0207 fps Critical Information Critical depth 1.4080 in Critical slope 0. 0071 ft/ft Critical velocity 1. 6324 fps Critical area 0. 0351 ft2 Critical perimeter 6. 0684 in Critical hydraulic radius 0.8329 in Critical top width 5. 0855 in Specific energy 0 . 1605 ft Minimum energy 0. 1760 ft Froude number 0. 8391 Flow condition Subcritical Page 1 Node 9 => Node 10 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0571 cfs Slope 0 . 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1. 5379 in Area 0. 1963 ft2 Wetted Area 0.0398 ft2 Wetted Perimeter 6. 3703 in Perimeter 18 . 8496 in Velocity 1 . 4361 fps Hydraulic Radius 0. 8988 in Percent Full 25. 6313 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 4055 in Critical slope 0 . 0072 ft/ft Critical velocity 1 . 6309 fps Critical area 0 . 0350 ft2 Critical perimeter 6. 0625 in Critical hydraulic radius 0. 8316 in Critical top width 5. 0823 in Specific energy 0 . 1602 ft Minimum energy 0. 1757 ft Froude number 0 . 8390 Flow condition Subcritical Page 1 Node 10 => Node 11 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0568 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results : Depth 1. 5338 in Area 0. 1963 ft2 Wetted Area 0.0396 ft2 Wetted Perimeter 6. 3609 in Perimeter 18. 8496 in Velocity 1. 4340 fps Hydraulic Radius 0. 8967 in Percent Full 25. 5631 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 4017 in Critical slope 0.0072 ft/ft Critical velocity 1. 6285 fps Critical area 0. 0349 ft2 Critical perimeter 6. 0535 in Critical hydraulic radius 0. 8297 in Critical top width 5. 0775 in Specific energy 0 . 1598 ft Minimum energy 0. 1752 ft Froude number 0. 8389 Flow condition Subcritical Page 1 Node 11 => Node 12 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0979 cfs Slope 0. 0050 ft/ft Manning' s n 0.0130 Computed Results: Depth 2. 0306 in Area 0. 1963 ft2 Wetted Area 0. 0585 ft2 Wetted Perimeter 7 . 4505 in Perimeter 18 . 8496 in Velocity 1. 6736 fps Hydraulic Radius 1. 1306 in Percent Full 33. 8433 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 8546 in Critical slope 0. 0071 ft/ft Critical velocity 1. 8960 fps Critical area 0. 0516 ft2 Critical perimeter 7 . 0742 in Critical hydraulic radius 1. 0510 in Critical top width 5. 5454 in Specific energy 0. 2127 ft Minimum energy 0.2318 ft Froude number 0. 8391 Flow condition Subcritical Page 1 Node 12 => Node 13 Manning Pipe Calculator • Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0978 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 2 . 0295 in Area 0. 1963 ft2 Wetted Area 0. 0585 ft2 Wetted Perimeter 7 . 4482 in Perimeter 18 . 8496 in Velocity 1. 6731 fps Hydraulic Radius 1. 1301 in Percent Full 33. 8250 % Full flow Flowrate 0 . 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 8536 in Critical slope 0. 0071 ft/ft Critical velocity 1. 8955 fps Critical area 0. 0516 ft2 Critical perimeter 7 . 0721 in Critical hydraulic radius 1. 0506 in Critical top width 5. 5446 in Specific energy 0.2126 ft Minimum energy 0. 2317 ft Froude number 0. 8392 Flow condition Subcritical Page 1 Node 13 => CB 1 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 1183 cfs Slope 0 . 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 2.2459. in Area 0 . 1963 ft2 Wetted Area 0. 0671 ft2 Wetted Perimeter 7 . 9002 in Perimeter 18 . 8496 in Velocity 1. 7634 fps Hydraulic Radius 1.2228 in Percent Full 37 . 4311 % Full flow Flowrate 0. 3965 cfs Full flow velocity 2. 0207 fps Critical Information Critical depth 2 . 0453 in Critical slope 0 . 0071 ft/ft Critical velocity 2 . 0025 fps Critical area 0. 0591 ft2 Critical perimeter 7 . 4815 in Critical hydraulic radius 1. 1371 in Critical top width 5 . 6881 in Specific energy 0 . 2355 ft Minimum energy 0. 2557 ft Froude number 0 . 8350 Flow condition Subcritical Page 1 Catch Basin 1 => Node 14 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 3564 cfs Slope 0 . 0100 ft/ft Manning' s n 0. 0130 Computed Results: Depth 3. 4720. in Area 0. 1963 ft2 Wetted Area 0. 1178 ft2 Wetted Perimeter 10. 3728 in Perimeter 18 . 8496 in Velocity 3 . 0265 fps Hydraulic Radius 1. 6348 in Percent Full 57 . 8672 % Full flow Flowrate 0 . 5611 cfs Full flow velocity 2 . 8577 fps Critical Information Critical depth 3. 6544 in Critical slope 0. 0085 ft/ft Critical velocity 2. 8411 fps Critical area 0. 1254 ft2 Critical perimeter 10. 7337 in Critical hydraulic radius 1. 6829 in Critical top width 6. 0000 in Specific energy 0. 4315 ft Minimum energy 0 . 4568 ft Froude number 1 . 1001 Flow condition Supercritical Page 1 Node 14 => Node 15 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 3554 cfs Slope 0. 0100 ft/ft Manning' s n 0. 0130 Computed Results: Depth 3. 4658 in Area 0. 1963 ft2 Wetted Area 0. 1175 ft2 Wetted Perimeter 10. 3602 in Perimeter 18 . 8496 in Velocity 3. 0245 fps Hydraulic Radius 1. 6333 in Percent Full 57 . 7638 % Full flow Flowrate 0 . 5611 cfs Full flow velocity 2 . 8577 fps Critical Information Critical depth 3. 6488 in Critical slope 0. 0085 ft/ft Critical velocity 2 . 8385 fps Critical area 0 . 1252 ft2 Critical perimeter 10 . 7224 in Critical hydraulic radius 1. 6815 in Critical top width 6. 0000 in Specific energy 0 . 4308 ft Minimum energy 0 . 4561 ft Froude number 1 . 1005 Flow condition Supercritical Page 1 Node 15 => DV (Detention Vault) Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 3544 cfs Slope 0 . 0100 ft/ft Manning' s n 0. 0130 Computed Results: Depth 3. 4596. in Area 0. 1963 ft2 Wetted Area 0. 1173 ft2 Wetted Perimeter 10. 3477 in Perimeter 18 . 8496 in Velocity 3. 0226 fps Hydraulic Radius 1. 6317 in Percent Full 57 . 6604 % Full flow Flowrate 0. 5611 cfs Full flow velocity 2. 8577 fps Critical Information Critical depth 3. 6432 in Critical slope 0. 0085 ft/ft Critical velocity 2 . 8358 fps Critical area 0. 1250 ft2 Critical perimeter 10 .7111 in Critical hydraulic radius 1. 6801 in Critical top width 6. 0000 in Specific energy 0 . 4301 ft Minimum energy 0 . 4554 ft Froude number 1 . 1010 Flow condition Supercritical Page 1 Node 16 => Node 17 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0425 cfs Slope 0. 0050 ft/ft Manning' s n 0 . 0130 Computed Results: Depth 1. 3261 in Area 0. 1963 ft2 Wetted Area 0. 0322 ft2 Wetted Perimeter 5. 8731 in Perimeter 18 . 8496 in Velocity 1. 3183 fps Hydraulic Radius 0. 7904 in Percent Full 22 . 1012 % Full flow Flowrate 0 . 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1 . 2084 in Critical slope 0. 0073 ft/ft Critical velocity 1. 5051 fps Critical area 0 . 0282 ft2 Critical perimeter 5. 5848 in Critical hydraulic radius 0. 7281 in Critical top width 4 . 8126 in Specific energy 0 . 1375 ft Minimum energy 0 . 1511 ft Froude number 0 . 8338 Flow condition Subcritical Page 1 Node 17 => Node 18 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0632 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1 . 6192 in Area 0. 1963 ft2 Wetted Area 0. 0427 ft2 Wetted Perimeter 6.5549 in Perimeter 18 . 8496 in Velocity 1 . 4787 fps Hydraulic Radius 0. 9390 in Percent Full 26. 9860 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2. 0207 fps Critical Information Critical depth 1. 4805 in Critical slope 0. 0071 ft/ft Critical velocity 1. 6770 fps Critical area 0. 0377 ft2 Critical perimeter 6. 2381 in Critical hydraulic radius 0 . 8699 in Critical top width 5. 1735 in Specific energy 0 . 1689 ft Minimum energy 0. 1851 ft Froude number 0. 8401 Flow condition Subcritical Page 1 Node 18 => Node 19 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0 . 0631 cfs Slope 0 . 0050 ft/ft Manning' s n 0 . 0130 Computed Results: Depth 1. 6179. in Area 0. 1963 ft2 Wetted Area 0 . 0427 ft2 Wetted Perimeter 6. 5520 in Perimeter 18 . 8496 in Velocity 1. 4780 fps Hydraulic Radius 0. 9383 in Percent Full 26. 9643 % Full flow Flowrate 0 . 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 4793 in Critical slope 0. 0071 ft/ft Critical velocity 1. 6763 fps Critical area 0. 0376 ft2 Critical perimeter 6.2353 in Critical hydraulic radius 0. 8693 in Critical top width 5. 1721 in Specific energy 0 . 1688 ft Minimum energy 0 . 1849 ft Froude number 0. 8401 Flow condition Subcritical Page 1 Node 19 => Node 20 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0629 cfs Slope 0 . 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1 . 6152. in Area 0. 1963 ft2 Wetted Area 0. 0426 ft2 Wetted Perimeter 6. 5461 in Perimeter 18 . 8496 in Velocity 1. 4766 fps Hydraulic Radius 0. 9370 in Percent Full 26. 9207 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 4769 in Critical slope 0.0071 ft/ft Critical velocity 1 . 6748 fps Critical area 0. 0376 ft2 Critical perimeter 6.2298 in Critical hydraulic radius 0 . 8681 in Critical top width 5. 1692 in Specific energy 0. 1685 ft Minimum energy 0 . 1846 ft Froude number 0 . 8401 Flow condition Subcritical Page 1 Node 20 => Node 21 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0626 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1. 6113 in Area 0. 1963 ft2 Wetted Area 0. 0425 ft2 Wetted Perimeter 6. 5372 in Perimeter 18 . 8496 in Velocity 1. 4746 fps Hydraulic Radius 0 . 9351 in Percent Full 26. 8553 % Full flow Flowrate 0. 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 4733 in Critical slope 0 . 0071 ft/ft Critical velocity 1. 6726 fps Critical area 0. 0374 ft2 Critical perimeter 6.2214 in Critical hydraulic radius 0. 8663 in Critical top width 5 . 1650 in Specific energy 0 . 1681 ft Minimum energy 0 . 1842 ft Froude number 0. 8400 Flow condition Subcritical Page 1 Node 21 => Catch Basin 2 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0 . 0625 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1. 6100. in Area 0. 1963 ft2 Wetted Area 0. 0424 ft2 Wetted Perimeter 6. 5343 in Perimeter 18 . 8496 in Velocity 1 . 4739 fps Hydraulic Radius 0 . 9345 in Percent Full 26. 8335 % Full flow Flowrate 0 . 3968 cfs Full flow velocity 2 . 0207 fps Critical Information Critical depth 1. 4721 in Critical slope 0 . 0071 ft/ft Critical velocity 1. 6719 fps Critical area 0 . 0374 ft2 Critical perimeter 6. 2186 in Critical hydraulic radius 0 . 8657 in Critical top width 5. 1635 in Specific energy 0 . 1679 ft Minimum energy 0 . 1840 ft Froude number 0 . 8400 Flow condition Subcritical Page 1 Node 2 (CB 2) => DV Detention Vault Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 2792 cfs Slope 0. 0521 ft/ft Manning' s n 0 . 0130 Computed Results: Depth 1 . 9030 in Area 0. 1963 ft2 Wetted Area 0 . 0535 ft2 Wetted Perimeter 7 . 1786 in Perimeter 18 . 8496 in Velocity 5. 2182 fps Hydraulic Radius 1. 0733 in Percent Full 31 . 7161 % Full flow Flowrate 1 . 2807 cfs Full flow velocity 6. 5228 fps Critical Information Critical depth 3. 2023 in Critical slope 0 . 0080 ft/ft Critical velocity 2 . 6191 fps Critical area 0. 1066 ft2 Critical perimeter 9. 8293 in Critical hydraulic radius 1 . 5617 in Critical top width 6. 0000 in Specific energy 0 . 5817 ft Minimum energy 0 . 4003 ft Froude number 2 . 7131 Flow condition Supercritical Page 1 DV (Detention Vault) => Node 22 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 4500 cfs Slope 0. 0828 ft/ft Manning' s n 0. 0130 Computed Results: Depth 2 . 1661 in Area 0. 1963 ft2 Wetted Area 0 . 0639 ft2 Wetted Perimeter 7 . 7347 in Perimeter 18 . 8496 in Velocity 7 . 0442 fps Hydraulic Radius 1. 1893 in Percent Full 36. 1018 % Full flow Flowrate 1. 6146 cfs Full flow velocity 8 . 2230 fps Critical Information Critical depth 4 . 1608 in Critical slope 0 . 0091 ft/ft Critical velocity 3. 0708 fps Critical area 0 . 1465 ft2 Critical perimeter 11. 7464 in Critical hydraulic radius 1 . 7965 in Critical top width 6. 0000 in Specific energy 0 . 9516 ft Minimum energy 0 . 5201 ft Froude number 3 . 4052 Flow condition Supercritical Page 1 Node 22 => Node 26 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0 . 4500 cfs Slope 0. 0650 ft/ft Manning' s n 0. 0130 Computed Results: Depth 2 . 3117. in Area 0. 1963 ft2 Wetted Area 0. 0698 ft2 Wetted Perimeter 8. 0359 in Perimeter 18 . 8496 in Velocity 6. 4515 fps Hydraulic Radius 1 . 2499 in Percent Full 38 . 5290 % Full flow Flowrate 1. 4305 cfs Full flow velocity 7 . 2857 fps Critical Information Critical depth 4 . 1608 in Critical slope 0. 0091 ft/ft Critical velocity 3. 0708 fps Critical area 0. 1465 ft2 Critical perimeter 11 . 7464 in Critical hydraulic radius 1 . 7965 in Critical top width 6. 0000 in Specific energy 0. 8395 ft Minimum energy 0 . 5201 ft Froude number 3 . 0044 Flow condition Supercritical Page 1 Node 3 (Area Drain 1) => Node 23 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 4 . 0000 in Flowrate 0 . 0062 cfs Slope 0 . 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 5846 in Area 0. 0873 ft2 Wetted Area 0. 0079 ft2 Wetted Perimeter 3. 1383 in Perimeter 12 . 5664 in Velocity 0. 7843 fps Hydraulic Radius 0 . 3627 in Percent Full 14 . 6158 Full flow Flowrate 0 . 1346 cfs Full flow velocity 1. 5421 fps Critical Information Critical depth 0. 5069 in Critical slope 0. 0090 ft/ft Critical velocity 0. 9653 fps Critical area 0. 0064 ft2 Critical perimeter 2 . 9117 in Critical hydraulic radius 0 . 3176 in Critical top width 2 . 6613 in Specific energy 0 . 0583 ft Minimum energy 0 . 0634 ft Froude number 0 . 7547 Flow condition Subcritical Page 1 Node 23 => Node 24 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 4 . 0000 in Flowrate 0. 0060 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 5754 in Area 0. 0873 ft2 Wetted Area 0. 0077 ft2 Wetted Perimeter 3. 1122 in Perimeter 12 . 5664 in Velocity 0. 7767 fps Hydraulic Radius 0. 3574 in Percent Full 14 . 3859 % Full flow Flowrate 0. 1346 cfs Full flow velocity 1. 5421 fps Critical Information Critical depth 0. 4985 in Critical slope 0. 0091 ft/ft Critical velocity 0. 9571 fps Critical area 0. 0063 ft2 Critical perimeter 2. 8865 in Critical hydraulic radius 0. 3127 in Critical top width 2 . 6424 in Specific energy 0. 0573 ft Minimum energy 0 . 0623 ft Froude number 0. 7535 Flow condition Subcritical Page 1 Node 24 => Node 25 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 4 . 0000 in Flowrate 0. 0060 cfs Slope 0. 0050 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 5754 in Area 0. 0873 ft2 Wetted Area 0. 0077 ft2 Wetted Perimeter 3. 1122 in Perimeter 12. 5664 in Velocity 0.7767 fps Hydraulic Radius 0. 3574 in Percent Full 14 . 3859 % Full flow Flowrate 0. 1346 cfs Full flow velocity 1. 5421 fps Critical Information Critical depth 0. 4985 in Critical slope 0. 0091 ft/ft Critical velocity 0. 9571 fps Critical area 0. 0063 ft2 Critical perimeter 2. 8865 in Critical hydraulic radius 0. 3127 in Critical top width 2 . 6424 in Specific energy 0 . 0573 ft Minimum energy 0 . 0623 ft Froude number 0 . 7535 Flow condition Subcritical Page 1 Node 4 (Area Drain 2) _> Node 25 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 4 . 0000 in Flowrate 0. 0285 cfs Slope 0. 0595 ft/ft Manning' s n 0 . 0130 Computed Results: Depth 0. 6721 in Area 0. 0873 ft2 Wetted Area 0. 0097 ft2 Wetted Perimeter 3. 3788 in Perimeter 12 . 5664 in Velocity 2 . 9465 fps Hydraulic Radius 0. 4122 in Percent Full 16. 8021 % Full flow Flowrate 0. 4642 cfs Full flow velocity 5. 3196 fps Critical Information Critical depth 1. 1036 in Critical slope 0 . 0081 ft/ft Critical velocity 1 . 4545 fps Critical area 0. 0196 ft2 Critical perimeter 4 . 4242 in Critical hydraulic radius 0 . 6378 in Critical top width 3. 5757 in Specific energy 0 . 1909 ft Minimum energy 0. 1379 ft Froude number 2 . 6370 Flow condition Supercritical Page 1 Node 25 => Node 26 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0347 cfs Slope 0. 0150 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 9167. in Area 0. 1963 ft2 Wetted Area 0.0190 ft2 Wetted Perimeter 4. 8191 in Perimeter 18. 8496 in Velocity 1. 8293 fps Hydraulic Radius 0. 5668 in Percent Full 15.2790 % Full flow Flowrate 0 . 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 1. 0897 in Critical slope 0.0074 ft/ft Critical velocity 1. 4254 fps Critical area 0. 0243 ft2 Critical perimeter 5.2830 in Critical hydraulic radius 0 . 6636 in Critical top width 4 . 6263 in Specific energy 0. 1284 ft Minimum energy 0 . 1362 ft Froude number 1 . 4046 Flow condition Supercritical Page 1 Node 26 => Node 27 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0346 cfs Slope 0. 0150 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 9155 in Area 0. 1963 ft2 Wetted Area 0. 0189 ft2 Wetted Perimeter 4. 8155 in Perimeter 18 . 8496 in Velocity 1. 8278 fps Hydraulic Radius 0. 5661 in Percent Full 15. 2577 % Full flow Flowrate 0. 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 1. 0881 in Critical slope 0. 0074 ft/ft Critical velocity 1. 4243 fps Critical area 0. 0243 ft2 Critical perimeter 5.2788 in Critical hydraulic radius 0. 6627 in Critical top width 4 . 6237 in Specific energy 0. 1282 ft Minimum energy 0 . 1360 ft Froude number 1. 4044 Flow condition Supercritical • Page 1 Node 27 => Node 28 Manning Pipe Calculator • Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0344 cfs Slope 0. 0150 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 9129 in Area 0. 1963 ft2 Wetted Area 0. 0189 ft2 Wetted Perimeter 4 . 8084 in Perimeter 18 . 8496 in Velocity 1. 8246 fps Hydraulic Radius 0. 5646 in Percent Full 15.2149 % Full flow Flowrate 0. 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 1. 0849 in Critical slope 0. 0074 ft/ft Critical velocity 1. 4221 fps Critical area 0. 0242 ft2 Critical perimeter 5. 2705 in Critical hydraulic radius 0. 6609 in Critical top width 4 . 6184 in Specific energy . 0. 1278 ft Minimum energy 0. 1356 ft Froude number 1. 4040 Flow condition Supercritical • Page 1 Node 28 => Node 29 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0343 cfs Slope 0. 0150 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 9116. in Area 0. 1963 ft2 Wetted Area 0. 0188 ft2 Wetted Perimeter 4 . 8048 in Perimeter 18 . 8496 in Velocity 1. 8230 fps Hydraulic Radius 0. 5639 in Percent Full 15. 1934 % Full flow Flowrate 0. 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 1. 0833 in Critical slope 0. 0074 ft/ft Critical velocity 1. 4210 fps Critical area 0. 0241 ft2 Critical perimeter 5.2663 in Critical hydraulic radius 0 . 6600 in Critical top width 4 . 6157 in Specific energy 0 . 1276 ft Minimum energy 0 . 1354 ft Froude number 1. 4038 Flow condition Supercritical Page 1 Hq-1 Node 29 => Node 30 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0342 cfs Slope 0. 0150 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 9103 in Area 0. 1963 ft2 Wetted Area 0. 0188 ft2 Wetted Perimeter 4. 8012 in Perimeter 18 . 8496 in Velocity 1. 8214 fps Hydraulic Radius 0. 5631 in Percent Full 15. 1719 % Full flow Flowrate 0. 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 1 . 0817 in Critical slope 0 . 0074 ft/ft Critical velocity 1. 4198 fps Critical area 0. 0241 ft2 Critical perimeter 5.2621 in Critical hydraulic radius 0. 6592 in Critical top width 4 . 6130 in Specific energy 0. 1274 ft Minimum energy 0. 1352 ft Froude number 1 . 4036 Flow condition Supercritical Page 1 Node 5 (AD 3) => Node 30 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 4 . 0000 in Flowrate 0. 0124 cfs Slope 0. 5018 ft/ft Manning' s n 0. 0130 Computed Results : Depth 0. 2714_ in Area 0. 0873 ft2 Wetted Area 0. 0026 ft2 Wetted Perimeter 2. 1081 in Perimeter 12 . 5664 in Velocity 4 . 8361 fps Hydraulic Radius 0. 1751 in Percent Full 6. 7845 % Full flow Flowrate 1. 3481 cfs Full flow velocity 15. 4485 fps Critical Information Critical depth 0. 7208 in Critical slope 0 . 0085 ft/ft Critical velocity 1. 1590 fps Critical area 0.0107 ft2 Critical perimeter 3. 5073 in Critical hydraulic radius 0. 4393 in Critical top width 3 . 0748 in Specific energy 0 . 3861 ft Minimum energy 0 . 0901 ft Froude number 6. 8941 Flow condition Supercritical Page 1 Node 30 => Node 31 Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0463 cfs Slope 0 . 0150 ft/ft Manning' s n 0 . 0130 Computed Results: Depth 1. 0549. in Area 0. 1963 ft2 Wetted Area 0. 0232 ft2 Wetted Perimeter 5. 1923 in Perimeter 18 . 8496 in Velocity 1 . 9927 fps Hydraulic Radius 0. 6444 in Percent Full 17 . 5825 % Full flow Flowrate • 0 . 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 1. 2625 in Critical slope 0. 0072 ft/ft Critical velocity 1 . 5403 fps Critical area 0 . 0301 ft2 Critical perimeter 5. 7185 in Critical hydraulic radius 0 . 7569 in Critical top width 4 . 8912 in Specific energy 0. 1496 ft Minimum energy 0 . 1578 ft Froude number 1 . 4219 Flow condition Supercritical Page 1 Node 31 => Node 32 Manning Pipe Calculator • Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0460 cfs Slope 0. 0150 ft/ft Manning' s n 0. 0130 Computed Results: Depth 1. 0516 in Area 0. 1963 ft2 Wetted Area 0.0231 ft2 Wetted Perimeter 5. 1835 in Perimeter 18 . 8496 in Velocity 1 . 9888 fps Hydraulic Radius 0. 6425 in Percent Full 17 . 5267 % Full flow Flowrate 0. 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 1. 2583 in Critical slope 0. 0072 ft/ft Critical velocity 1. 5376 fps Critical area 0. 0299 ft2 Critical perimeter 5. 7082 in Critical hydraulic radius 0.7547 in Critical top width 4 . 8853 in Specific energy 0. 1491 ft Minimum energy 0. 1573 ft Froude number 1. 4216 Flow condition Supercritical Page 1 Node 32 => Existing Catch Basin Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0. 0455 cfs Slope 0. 0728 ft/ft Manning' s n 0. 0130 Computed Results: Depth 0. 7140. in Area 0. 1963 ft2 Wetted Area 0. 0132 ft2 Wetted Perimeter 4 .2263 in Perimeter 18 . 8496 in Velocity 3. 4512 fps Hydraulic Radius 0. 4492 in Percent Full 11. 8997 % Full flow Flowrate 1. 5139 cfs Full flow velocity 7 . 7105 fps Critical Information Critical depth 1.2513 in Critical slope 0 . 0072 ft/ft Critical velocity 1 . 5331 fps Critical area 0. 0297 ft2 Critical perimeter 5. 6910 in Critical hydraulic radius 0. 7510 in Critical top width 4 . 8752 in Specific energy 0 .2446 ft Minimum energy 0 . 1564 ft Froude number 3. 0153 Flow condition Supercritical Page 1 Max. flow from a 6" pipe at S=1 . 5% Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 6. 0000 in Flowrate 0 . 7392 cfs Slope 0 . 0150 ft/ft Manning' s n 0 . 0130 Computed Results: Depth 5 . 6131 in Area 0 . 1963 ft2 Wetted Area 0 . 1910 ft2 Wetted Perimeter 15 . 7685 in Perimeter 18 . 8496 in Velocity 3. 8702 fps Hydraulic Radius 1 . 7442 in Percent Full 93. 5513 % Full flow Flowrate 0. 6872 cfs Full flow velocity 3. 4999 fps Critical Information Critical depth 5 . 5402 in Critical slope 0 . 0108 ft/ft Critical velocity 3 . 6233 fps Critical area 0 . 2040 ft2 Critical perimeter 14 . 5051 in Critical hydraulic radius 2 . 0254 in Critical top width 6 . 0000 in Specific energy 0 . 6774 ft Minimum energy 0 . 6925 ft Froude number 1 . 2244 Flow condition Supercritical Page 1 y �• MILLERS SANITARY SERVICE . ''';F AO Box 4217 •;L' did V: "'� ;:;A, �� Beaverton, OR 97076-4217 Phone: 503-644-6161 • l Fax: 503-643-346.2 E-Mail: MillersSanitation@wm.com A SERVICE OF WASTE MANAGEMENT EXHIBIT K F A X T B A N S N I S S I O N • SATE : l►�t� kr i :- c - TO : I1.'(` ....4 a.1 �T efik.__. FAX NUMBER :,-.S-"(pS' '5O geI IP 14'RON: _Ma _ (,U 6 0 _ FAX NUMBER: 643-3462 • IF WHERE ARE ANY PROBLEMS WITH THIS TRANSMITTAL, PLEASE CALL FILLER ' S SANITARY SERVICE, INC . AT (503 ) 644--6161.•z,S S A 0 E: . .-- .L__ethI -4) 4.41 a-i____ (rte -z) & 46(c1.-6,/11/ /L' • OF PAGES : -: ___Z__ (INCLUDING COVER SHEET) al - r Date : _ c r %;2001 Dear. Sirs, We have reviewed your plan and/or attachments for the proposed development at _.._-r 9f _.. ��......_ and find them to be in compliance with our compatibility requirements with the following exceptions : bu sL '��° � � .�_..c. _L44!- 0-e a a L bbo _S ff t LO i . a Aydin 9 Thank you for your consideration and timely submittal of these • materials for our review. MILLER' S SANITARY SERVICE, INC. effei dfe/Z d-g6-rt/c) Wasi2 4 EXHIBIT L .ieoPacific Engineering, Inc. Real-World Geotechnical Solutions Investigation • Design • Construction Support February 8, 2001 Project No. 01-7154 Rennaissance Development C/o Francis L. (Butch) Carter 7560 Ridgewood Drive Gladstone, OR 97027 Attention: Butch (Fax 503-657-8684) RE: FOUNDATION INVESTIGATION MARTIN OFFICE BUILDING TIGARD, OREGON This report presents the results of a geotechnical foundation investigation conducted by GeoPacific Engineering, Inc. for the proposed Martin Office building located in the City of Tigard, Washington County, Oregon. The primary purpose of our investigation was to evaluate subsurface conditions at the site and provide geotechnical recommendations for foundation design and construction. GeoPacific's work was performed in accordance with our proposal No. P1278, dated January 22, 2001. BACKGROUND INFORMATION Project Information Location: The site includes two parcels with a total size of 0.77-acres that borders SW Coral Street in the City of Tigard, Washington County, Oregon (Figure 1). Owner/ Renaissance Development, Inc. Developer: 1672 SW Willamette Falls Drive, West Linn, Oregon 97068 Civil C-N-F Consulting, Inc. Engineer: 6222 SW Virginia Avenue, Suite 1, Portland, Oregon 97201 Structural ASK4 Engineering, Inc. Engineer: 39084 Proctor Boulevard, Suite C, Sandy, Oregon 97055 Architect: J.E. Krause Architect P.C. 15259 SE 82nd Drive, Suite 202, Clackamas, Oregon 97015 Jurisdictional Agency: City of Tigard, Oregon 17700 SW Upper Boones Ferry Road,Suite 100 Tel (503) 598-8445 Portland,Oregon 97224 Fax(503)598-8705 Page 1 • GLOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building SITE DESCRIPTION AND PROPOSED DEVELOPMENT The subject property includes two parcels with a total area of 0.77 acres (Figure 2). The property lies at an approximate elevation ranging between 210 and 230 feet above mean sea level (msl). Slopes are gentle, inclining to the south at about 5% to 15% grade. An abandoned single family dwelling with raised wood floors occupies the central portion of property. Vegetation consists of low grasses and sparse trees including a 3-foot-diameter Oak. The proposed development is a two-story, commercial building with a footprint area of 8,800 ft2. Building construction will incorporate wood framing, brick masonry facing, a slab-on-grade floor, and continuous spread footings for load bearing walls. Interior columns will be supported on isolated spread footings. The project structural engineer reports that approximate column loads will range between 16 and 70 kips, while wall loads will be on the order of 3,000 lbs per lineal foot. We understanding that the project may include limited grading to create a level building pad, pavement for private driveways and parking, and underground utilities. SITE GEOLOGY The subject site is underlain by the Quaternary Willamette Formation, a catastrophic flood deposit associated with repeated glacial outburst flooding of the Willamette Valley during the last 1.6 million years (Madin, 1990). The last of these outburst floods occurred about 13,000 years ago. In the Tualatin basin, these deposits consist of horizontally layered, micaceous, silt to coarse sand forming poorly-defined to distinct beds less than 3 feet thick. Regional studies estimate the thickness of Willamette Formation in the vicinity of the subject site to be less than 30 feet based on drillhole logs (Madin, 1990; Mabey and Madin, 1995). Underlying the Willamette Formation is the Plio- Pleistocene age Boring Lava (Madin, 1990). The Boring Lava consists mainly of basaltic lava flows, but locally contains tuff breccia, ash, tuff, cinders, and scoriaceous volcanic debris flows deposited on the flanks of volcanic cones. The lava flows are commonly light gray to nearly black, with lighter tones predominating, and are characterized by columnar jointing and flow structures. Underlying both the Willamette Formation and the Boring Lava is an unnamed sequence of non-marine, fine- grained strata that consists of moderately to poorly lithified siltstone, sandstone, mudstone, and claystone with common wood fragments and minor volcanic ash and pumice (Yeats et al., 1996). These rocks are tentatively correlated with the Sandy River Mudstone, and the Troutdale and Helvetia Formations. The estimated thickness of unnamed sedimentary rock in the vicinity of the subject site is about 150 feet. SUBSURFACE CONDITIONS On January 25, 2001, GeoPacific explored subsurface conditions on the site by excavating three exploratory test pits at the locations shown in Figure 2. The explorations were located in the field by pacing distances from apparent property corners and other site features. As such, the locations of the explorations should be considered approximate. Field exploration methodology is discussed in Appendix A, which also contains logs of the test pits. The observed conditions and soil properties are summarized below. Page 2 GtOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building Fill (0 to 3 ft): The southern portion of the building site is underlain by 1 to 3 feet of undocumented fill (see Figure 2). The consistency of the fill is variable ranging from soft to stiff. Pocket penetrometer measurements indicate approximate unconfined compressive strengths of 0.5 to 1.5 tons/ft2. In test pits TP-1 and TP-3, the thickness of fill is about 2.5 feet. Leached Soil-Horizon: (2.5 to 6 ft): Underlying the fill in the southeast corner of the site is a leached soil-horizon consisting of SILT (ML). In general, the SILT is stiff to very stiff and is well- drained. Pocket penetrometer measurements indicate approximate unconfined compressive strengths of 1.5 to 4.5 tons/ft2. In test pit TP-1, the thickness of this layer is about 3.5 feet. Soil B-Horizon: (0.5 to 3.7 ft): Underlying fill and topsoil is clayey SILT (ML) forming a clay- enriched native soil B-horizon. In general, the clayey SILT is stiff to very stiff. Pocket penetrometer measurements generally indicate an approximate unconfined compressive strength of 2.0 to 2.5 tons/ft2. In test pits, the thickness of this soil horizon is approximately 2 feet. Willamette Formation: (2.5 to >12 ft): Underlying the soil horizons is clayey SILT (ML) sediment belonging to the Willamette Formation. In general, the clayey SILT (ML) is very stiff to hard. Pocket penetrometer measurements indicate an approximate unconfined compressive strength of 3.5 to 4.0 tons/ft2. In test pits, the thickness of Willamette Formation is 3 feet to greater than 6 feet thick. Boring Lava: (4 to >12 ft): Underlying the Willamette Formation is BASALT bedrock belonging to the Boring Lava geologic unit. Based on our test pit exploration, shallow BASALT is present on the northern portion of the site at a depth of 5.5 feet. Practical refusal was encountered on hard (R4) BASALT at a depth of 8 feet (see Table 1). Test pits excavated to depths of 6 to 12 feet on the southern portion of the site did not encounter BASALT. This suggests that the site is underlain by a buried BASALT ledge. Subsurface exploration at similar sites in the Tigard area indicate that buried basalt ledges in this area are greater than 25 feet high. Soil Moisture and Groundwater On January 25, 2001, soil moisture conditions observed in test pits ranged from dry to moist. No significant groundwater was encountered in test pits to a maximum exploration depth of 12 feet. Common soil mottling and clay leaching indicates that localized, shallow, seasonal perching of groundwater occurs during periods of prolonged rainfall. Regional groundwater maps show the site to lie in an area where groundwater is largely absent (Woodward et al., 1998). SEISMIC SETTING At least three major fault zones capable of generating damaging earthquakes are known to exist in the vicinity of the subject site. These include the Gales Creek-Newberg-Mt. Angel Structural Zone, the Portland Hills Fault Zone, and the Cascadia Subduction Zone. Page 3 GtOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building Gales Creek-Newberq-Mt. Angel Structural Zone The Gales Creek-Newberg-Mt. Angel Structural Zone is a 50-mile-long zone of discontinuous, NW- trending faults that lies about 11 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment (Yeats et al., 1996; Werner et al., 1992). A geologic reconnaissance and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh 1994). No seismicity has been recorded on the Gales Creek or Newberg Faults; however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault (the fault segment closest to the site) and the rupture plane of the 1993 M5.6 Scotts Mills earthquake (Werner et al. 1992; Geomatrix Consultants, 1995). Portland Hills Fault Zone The Portland Hills Fault Zone is a series of NW-trending faults that vertically displace the Columbia River Basalt by 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 780,000 years) sediment (Madin, 1990). The fault zone extends along the eastern margin of the Portland Hills for a distance of 25 miles, and lies about 6 miles northeast of the subject site. Geomorphic lineaments suggestive of Pleistocene deformation have been identified within the fault zone, but none of the fault segments have been shown to cut Holocene (last 10,000 years) deposits (Balsillie and Benson, 1971: Cornforth and Geomatrix Consultants, 1992). No historical seismicity is correlated with the mapped portion of the Portland Hills Fault Zone, but in 1991 a M3.5 earthquake occurred on a NW-trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of recent activity, the Portland Hills Fault Zone is judged to be potentially active (Geomatrix Consultants, 1995). Cascadia Subduction Zone The Cascadia Subduction Zone is a 680-mile-long zone of active tectonic convergence where oceanic crust of the Juan de Fuca Plate is subducting beneath the North American continent at a rate of 4.5 cm per year (Goldfinger et al., 1996). Very little seismicity has occurred on the plate interface in historic time, and as a result, the seismic potential of the Cascadia Subduction Zone is a subject of scientific controversy. The lack of seismicity may be interpreted as a period of quiescent stress buildup between large magnitude earthquakes or as being characteristic of the long-term behavior of the subduction zone. A growing body of geologic evidence, however, strongly suggests that prehistoric subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern California, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4) geodetic uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The inferred seismogenic portion of the plate interface lies roughly 55 miles west of the subject site. Page 4 GtoPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building SEISMIC GROUND FAILURE HAZARD A variety of slope and ground failures can occur in response to intense seismic shaking during large magnitude earthquakes. These failures are usually related to the phenomena of liquefaction, the process by which water-saturated sediment changes from a solid to a liquid state during seismic shaking. Since liquefied sediment may not support the overlying ground, or structures built thereon, a variety of failures may occur including lateral spreading, landslides, ground settlement, cracking, sand boi s:, oscillation lurching, etc. The conditions necessary for liquefaction to occur are: (1) the presence of poorly-consolidated, cohesionless sediment, (2) saturation of the sediment by groundwater, and (3) an earthquake that produces intense seismic shaking (generally a Richter Magnitude greater than M5.0). In general, older, more consolidated sediment, clayey or gravelly sediment, and sediment above the water table will not liquefy (Youd and Hoose, 1978). Simplified methods for evaluating relative liquefaction potential have been formulated using empirical data from historical liquefaction sites (Seed and Idriss, 1971; Seed et al., 1983; Tokimatsu et al., 1987). Application of these methods to the subject site is problematic, because damaging liquefaction has rarely been proven at sites underlain by sediment with more than 35% silt and clay, and consequently, little empirical data is available for sites with these characteristics. Field performance data and laboratory tests indicate that liquefaction generally occurs in well-sorted, loose to medium dense sand or silty sand with a mean grain size of 0.08 mm to 0.8 mm (Seed and Idriss, 1971). Most fine-grained sediment that plots above the A-line on the Casagrade Plasticity Chart and containing more than 15% grains finer than 0.005 mm will not liquefy (Seed et al., 1983). Willamette Formation exposed in test pits at the subject site consists of clayey, SILT (ML) with an unquantified amount of clay. In our experience, laboratory analyses of similar Willamette Formation soils plot near the A-line and contain 8% to 20% grains finer than 0.005 mm. Historic failures which have catastrophically affected man-made structures or resulted in large mass movements have tended to occur in young deposits (less than 10,000 years) where the water table was less than 15 feet deep and a nearby free face was present towards which failure could occur (Seed and Idriss, 1971; Youd, 1973; Youd and Hoose, 1978). Test pits encountered no groundwater to a depth of 12 feet and regional groundwater mapping indicates that no significant groundwater is known to be present in the vicinity of the subject site (Woodward et al., 1998) A cone penetration test (CPT) sounding located 1,400 feet southwest of the subject site penetrated the Willamette Formation and encountered unnamed sedimentary strata at an approximate elevation of 171 feet msl approximately 40 feet below the proposed building site (see Figure 1). The unnamed strata is generally considered non-liquefiable based on its high degree of consolidation. Measured shear wave velocities in the upper 65 feet ranged between 720 to 1050 feet per second (Mabey and Madin, 1995). Based on the above information, we consider the subject site to have a low susceptibility to liquefaction. Page 5 GtOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building CONCLUSIONS AND RECOMMENDATIONS Our investigation indicates that the proposed commercial development is geotechnically feasible provided that the following recommendations are incorporated in the design and construction phases of the project. Site Preparation and Removal of Existing Fill It is our understanding that the existing house and outbuildings on the property will be demolished. After demolition, all areas to be graded should first be cleared of debris, trees, stumps, vegetation, etc., and all debris from clearing should be removed from the site. Organic-rich topsoil should then be stripped. We anticipate that an average stripping depth of 4 to 6 inches will necessary to remove organic-rich topsoil. Deeper stripping, or tilling and root-picking, to depths of 1 to 2 feet may be necessary to remove tree roots. The final depth of stripping removal will be determined on the basis of a site inspection after the initial stripping has been performed. The majority of the stripped topsoil should be removed from the site; while the remaining topsoil should only be stockpiled in designated areas. Stripping operations should be observed and documented by the geotechnical engineer or his representative. Existing fill up to 3 feet thick underlying the southern portion of the building site is poorly compacted and should be removed from beneath the building footprint. If necessary to achieve finish grade, this material may be moisture conditioned and recompacted as engineered fill. Rough Grading The project may include limited grading for construction of a building pad underlain by native soil and thin sliver of engineered fill. All grading should be performed as engineered grading in accordance with Appendix Chapter 33 of the 1997 Uniform Building Code (UBC) with the exceptions and additions noted herein. Proper test frequency and earthwork documentation usually requires daily observation and testing during stripping, rough grading, and placement of engineered fill. Fill may consist of suitable on-site soils or imported material. Imported material must be approved by the geotechnical engineer prior to its arrival on site. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in maximum dimension should not be used in engineered fill. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 90% of the maximum dry density determined by ASTM D1557 (Modified Proctor) or equivalent. Field density testing should conform to ASTM D2922 and D3017, or D1556. Engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 yd3, whichever requires more testing. Because testing is traditionally performed on an on-call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Earthwork is usually performed in the Summer months, generally mid-June to mid-October, when warm dry weather facilitates proper moisture conditioning of soils. Earthwork performed during the Page 6 GEOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building wet-weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. Erosion Control Due to the presence of gentle slope gradients and adjacent development, we consider the potential for adverse erosion during construction to be moderate. The contractor should implement the project erosion control plan conscientiously. We recommend that cut and fill slopes be seeded or planted as soon as possible after construction, so that vegetation has time to establish itself before the onset of the next wet-weather season. Foundations The proposed building site is suitable for shallow foundations bearing on native soil and engineered fill. Foundation design, construction, and setback requirements should conform to Chapter 18 of the UBC and Oregon Structural Specialty Code (OSSC). The recommended allowable soil bearing pressure for footings on engineered fill is 2,000 lbs/ft2. We estimate that a 6-foot-square footing supporting a 70 kip column load will experience an ultimate settlement of 1 inch. Given the specified range in column loads, we anticipate a maximum differential settlement of 0.5 inches over a distance of 25 feet. The estimated ultimate settlement of a continuous, spread footing bearing on native soil or engineered fill and supporting a wall load of 3 kips per lineal foot is 0.75 inch. The recommended bearing pressures apply to the total load (dead + live loads), and may be increased by one-third for short-term loading produced by wind or seismic events. We recommend that continuous footings for load bearing walls have a minimum width of 18 inches. Actual footing widths, sizing, and reinforcement should be determined by the design Architect- or Engineer-of- Record. The coefficient of friction between native soil or engineered fill and poured-in-place concrete may be taken as 0.35 with no factor-of-safety added. For protection against frost heave and maximization of bearing strength, we recommend that spread footings for two-story buildings be embedded at a minimum depth of 18 inches below ground. All footing excavations should be trimmed neat, and all loose or softened soil should be removed from the excavation bottom prior to placing reinforcing bars. In order to verify subgrade strength, a footing subgrade inspection is recommended prior to pouring concrete. Excavations near foundation footings should not extend within a 1 H:1 V plane projected downward from the bottom edge of footings. For wet-weather construction, we recommend that 4 inches of compacted granular backfill be placed in the bottom of footing excavations immediately after excavation to protect the subgrade from water softening. Concrete Slabs-On-Grade For slab floor design, the allowable modulus of subgrade reaction for a native soil and engineered fill subgrade may be taken as 120 lbs/in2 per inch. Underslab base rock should consist of 3/4"-0 crushed aggregate containing no more than 7% non-plastic fines passing the No. 200 (0.75 mm) sieve. For dry-weather construction, the minimum recommended base rock section for capillary break is 8 inches. The total thickness of crushed aggregate will be dependent on the subgrade Page 7 GEOPACIFIC ENGINEERING, INC. Project No.01-7154 Martin Office Building conditions at the time of construction, and should be verified visually by proof-rolling. Underslab aggregate should be compacted to at least 95% of its maximum dry density as determined by ASTM D1557 or equivalent. For post-construction, the site does not appear to have high soil moisture conditions relative to the Willamette Valley region; however, the project designer or owner may want to consider the following additional measures (listed in order of decreasing effectiveness) to further reduce the potential for damp floors and damage to moisture-sensitive flooring. (1) Maintain a slab water cement ratio of 0.42 or less utilizing mid-range plasticizers. (2) Thickening of the rock subgrade to a minimum of 12 inches and utilize clean rock with no more than 2% fines. (3) Sloping the subgrade soil away from the center of the slab at an approximate gradient of 1%. (4) Application of a moisture intrusion barrier on the slab (Preseal, Creteseal or approved) to the surface of the concrete while curing. (5) Placement of vapor barrier sheeting beneath the slab. Moisture barrier products should be installed in accordance with manufacturer recommendations. The building should be complete and the HVAC system operating for a period of time during wet- weather before moisture-sensitive flooring is applied. This time period should be long enough to allow the vapor gradient within and below the building to stabilize and obtain acceptable slab moistures. Footing Drains A perimeter footing drain is recommended around the building foundation. Perimeter drains should consist of a minimum 3-inch diameter Schedule 40 or ADS Highway Grade, perforated, plastic pipe enveloped in a minimum of 1 ft3 per lineal foot of 2"- 1/2`, open, graded gravel (drain rock) wrapped with geofabric filter (Amoco 4545, Trevia 1120, or equivalent). A minimum one-half percent fall should be maintained throughout the drain and non-perforated pipe outlet. Excavating Conditions and Temporary Excavations Subsurface exploration indicates that shallow, hard BASALT underlies the northern portion of the site. In Test Pit TP-2, BASALT boulders were encountered at a depth of 5.5 feet. Practical refusal on hard (R4) BASALT was encountered with a medium-sized trackhoe at a depth of 8 feet (see Table 1). No BASALT was encountered in Test Pit TP-1 to a depth of 12 feet near the southeast corner of the building site. We anticipate that excavation depths of up to 8 feet will generally be achievable with conventional heavy equipment. Deeper excavation is likely to require heavy ripping with rock buckets and a ripper tooth or use of pneumatic rock chipper attachments, and possibly blasting. Page 8 GtOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building Table 1 - Rock Hardness Classification Chart ODOT Field Criteria Unconfined Typical Equipment Rock Hardness Compressive Needed For Rating Strength Excavation Extremely Soft (RO) Indented by thumbnail <100 psi Small hoe Very Soft (R1) Scratched by thumbnail, 100-1,000 psi Small hoe crumbled by rock hammer Not scratched by Medium Hoe Soft (R2) thumbnail, indented by 1,000-4,000 psi (slow digging with rock hammer _ L small hoe) Medium to large hoe Medium Hard (R3) Scratched or fractured 4,000-8,000 psi (slow to very slow by rock hammer digging), typically requires chipping with hydraulic hammer or mass excavation) Scratched or fractured Slow chipping with Hard (R4) w/difficulty 8,000-16,000 psi hydraulic hammer and/or blasting Not scratched or Very Hard (R5) fractured after many >16,000 psi Blasting blows, hammer rebounds - Maintenance of safe working conditions, including temporary excavation stability, is the responsibility of the contractor. Actual slope inclinations at the time of construction should be determined based on safety requirements and actual soil and groundwater conditions. All temporary cuts in excess of 4 feet in height should be sloped in accordance with U.S. Occupational Safety and Heath Administration (OSHA) regulations (29 CFR Part 1926), or be shored. The existing native soils classify as OSHA Type C Soil due to high groundwater. Vibrations created by traffic and construction equipment may cause some caving and raveling of excavation walls. In such an event, lateral support for the excavation walls should be provided by the contractor to prevent loss of ground support and possible distress to existing or previously constructed structural improvements. Utility Trenches PVC pipe should be installed in accordance with the procedures specified in ASTM D2321. We recommend that structural trench backfill be compacted to at least 90% of the maximum dry density obtained by Modified Proctor ASTM D1557 or equivalent. Initial backfill lift thicknesses for a 3/4"-0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Subsequent lift thicknesses should not exceed 1 foot. Typically, one density test is taken for every 4 vertical feet of backfill on each 200-lineal-foot section of trench. If imported granular fill material is used, then the lifts for large vibrating plate-compaction equipment (e.g. hoe Page 9 GEOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration-induced damage. Pavement Construction The scope of our investigation did not include pavement design for private driveway and parking areas. In general, we recommend proof-rolling directly on subgrade with a loaded dump truck during dry weather and on top of base course in wet weather in order to verify subgrade strength during construction. Soft areas which pump, rut, or weave should be stabilized prior to paving. If pavement areas are to be constructed during wet weather, GeoPacific should review subgrade conditions at the time of construction so that specific recommendations can be provided. Wet-weather pavement construction is likely to require soil amendment, or geotextile fabric and a 6 inch increase in base rock thickness. Generally, for minimum quality assurance, one subgrade, one base course, and one asphalt compaction test (or proof-roll) is performed for every 100 to 200 linear feet of paving. Seismic Design Probabilistic assessments of the seismic shaking hazard in Oregon predict that in the next 50 years bedrock underlying the subject site has a 10% probability of experiencing a peak ground acceleration (PGA) of 0.20 g, a 5% probability of experiencing a PGA of 0.28 g, and a 2% probability of experiencing a PGA of 0.38 g (Geomatrix, 1995). The project site lies within Seismic Zone 3, as defined in Chapter 16, Division IV of the 1997 Uniform Building Code (UBC). Seismic Zone 3 includes the western portion of Oregon, and represents an area of relatively high seismic risk. For comparison, much of California and southern Alaska are defined as Seismic Zone 4, which is an area of highest seismic risk. Consequently, moderate levels of earthquake shaking should be anticipated during the design life of the proposed improvements, and the structures should be designed to resist earthquake loading in accordance with the methodology described in the 1997 UBC and 1998 OSSC. Based on the subsurface conditions observed during our exploration program, UBC Soil Type SD may be assumed for the site. The corresponding seismic factors may be used in developing a normalized response spectra for the assumed UBC Soil Type. In our opinion, the potential for liquefaction or liquefaction-related ground failure at the subject site is low, and no special mitigating measures are recommended against liquefaction. We estimate that 1 inch of differential and 1.5 inches of total seismically-induced ground settlement could occur at the site in response to intense seismic shaking. The maximum differential lateral movement of soil beneath foundations is estimated to be on the order of 0.75 inch. Our evaluation of the seismically-induced ground failure hazard is based on occurrence of a maximum probable earthquake event and a peak ground acceleration (PGA) of 0.3 g. Page 10 GEOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building UNCERTAINTY AND LIMITATIONS We have prepared this report for the developer and designers, for use on this project only. The report should be provided in its entirety to prospective contractors for bidding and estimating purposes; however, the conclusions and interpretations presented in this report should not be construed as a warranty of the subsurface conditions. Experience has shown that soil and groundwater conditions can vary significantly over small distances. Inconsistent conditions can occur between explorations that may not be detected by a geotechnical study. If, during future site operations, subsurface conditions are encountered which vary appreciably from those described herein, GeoPacific should be notified for review of the recommendations of this report, and revision of such if necessary. We recommend that GeoPacific be retained to review the plans and specifications and verify that our recommendations have been interpreted and implemented as intended. Sufficient geotechnical monitoring, testing and consultation should be provided during construction to confirm that the conditions encountered are consistent with those indicated by explorations. The checklist attached to this report (Appendix B) outlines recommended geotechnical observations and testing for the project. Recommendations for design changes will be provided should conditions revealed during construction differ from those anticipated, and to verify that the geotechnical aspects of construction comply with the contract plans and specifications. Within the limitations of scope, schedule and budget, GeoPacific attempted to execute these services in accordance with generally accepted professional principles and practices in the fields of geotechnical engineering and engineering geology at the time the report was prepared. No warranty, express or implied, is made. The scope of our work did not include environmental assessments or evaluations regarding the presence or absence of wetlands or hazardous or toxic substances in the soil, surface water, or groundwater at this site. Sincerely, GEOPACIFIC ENGINEERING, INC. ��RE© Peres • F OR GON E \5 NF` `sf0 : 1443 �� E1766 OREGON Q o RING GO' dgN,5-s 23. v- 6 y° D. i Paul A. Crenna, C.E.G. James D. lmbrie, P.E., C.E.G. Principal Engineering Geologist Principal Geotechnical Engineer Attachments: Figure 1 — Location Map Figure 2 —Site Plan and Explorations Appendix A— Field Explorations, Sampling and Laboratory Testing Appendix B — Checklist of Recommended Geotechnical Observation and Testing Page 11 Cat.OPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building REFERENCES CITED Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington: Journal of Geophysical Research, v. 97, p. 1901-1919. Balsillie, J.J. and Benson, G.T., 1971, Evidence for the Portland Hills fault: The Ore Bin, Oregon Dept. of Geology and Mineral Industries, v. 33, p. 109-118. Carver, G.A.. -992. Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists-SEPM Field Trip Guidebook, May, 1992. Cornforth and Geomatrix Consultants, 1992, Seismic hazard evaluation, Bull run dam sites near Sandy, Oregon: unpublished report to City of Portland Bureau of Water Works. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report prepared for Oregon Department of Transportation, Personal Services Contract 11688, January 1995. Goldfinger, C.. KuIm, L.D., Yeats, R.S., Appelgate, B, MacKay, M.E., and Cochrane, G.R., 1996, Active strike- slip faulting and folding of the Cascadia Subduction-Zone plate boundary and forearc in central and northern Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 223-256. Mabey, M.A. and Madin, I.P., 1995, Downhole and seismic cone penetrometer shear-wave velocity measurements for the Portland metropolitan area, 1993 and 1994: Oregon Department of Geology and Mineral Industries Open-File Report 0-95-7. Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open-File Report 0-90-2, scale 1:24,000, 22 p. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris,W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, v. 55, p. 99-144. Seed, H.B., and Idriss, I.M., 1971, Simplified procedure for evaluating soil liquefaction potential: Journal of Soil Mechanics and Foundation Division, proceedings of the American Society of Civil Engineers, v. 97, p. 1249-1273. Seed, H.B., Idriss, I.M., and Arango, I., 1983, Evaluation of liquefaction potential using field performance data: Journal of Geotechnical Engineering, v. 109, p. 458-482. Tokimatsu, K. and Seed, H.B., 1987, Evaluation of settlements in sands due to earthquake shaking: Journal of Geotechnical Engineering, v. 113, no. 8, p. 861-878. Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis, W.R., 1994, Seismotectonic evaluation: Scoggins Dam, Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, Denver CO (in Geomatrix Consultants, 1995). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic- reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112-117. Page 12 • GEUPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building Woodward, D.G., Gannett, M.W. and Vaccaro, J.J., 1998, Hydrogeologic framework of the Willamette Lowland aquifer system, Oregon and Washington: U. S. Geological Survey professional paper 1424-B, 82 pages, map scale 1:250,000. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 183-222, 5 plates, scale 1:100.000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills (Oregon): More speculatnns on the seismotectonics of the Portland Basin: Geological Society of America, Programs w'.• ! Abstracts, v. 24, no. 5, p. 92. Youd, T.L., 1973, Liquefaction, flow and associated ground failure: U.S. Geological Survey Circular 688, 12 p. Youd, T.L., and Hoose, S.N., 1978, Historic ground failures in northern California triggered by earthquakes: U. S. Geological Survey Professional Paper 993, 177p. Page 13 GEOPACIFIC ENGINEERING, INC. 17700 SW Upper Boones Ferry Road, Suite 100 LOCATION MAP Portland, Oregon 97224 Tel: (503)598-8445 Fax: (503)598-8705• • „,;.1--� NORTH a 1 . 1 - ' 4\v n L ,t''''i r S.t . `i 4 •A"�"" i r AF. + \ ; f i. f/ • �\ r.--r f - �,;',„,=,' f / '4,.F/r go:tI' €r . r t . i r y X , 1,..k. � h43+'�rf`•4. , •'� `� ,/, 17�r r�,,i4/4//J..' cc's: ,�- •.,1 ' _ f--c,,- .4-1;! i_ i '1 f• '`, A▪IM �/• `" ;/r •,,...$6,,,,,,,• .t ,• f.4 ' ,\ e,,. ..::,` 'i '_sa. .r / Y .°>y, A- r r'4 ( 1.,-',.';'1'.-..ti', ' /' 0 `\€ . 7 7!tti'; 4. �: aknth ` IY .r 4di"i � "r Jill �� ',,\,\•; ' 1\i.•, ".":.,i-,:';ki ''''' : '....r f:.',IA . ''\°,4AIII-rt-is ' s., ,. '. '1" :1'-4..'.:• ;17;4;',*"' cl."4„*"".±,-:-7;,.!„-.,`, _ xd ti �. • ..- t.."RR ' Yr ;..°i ' y 1, J r t -._ t >;i W SUBJECT SITE ry = 4 � _ y 4. ; , .`"' -<�. \ • d .. .•.x.• r'•• •,cam,a...,.. --' i A t1.'�' , `' fi ,,.: r !ie..;4 y Yt ," i•7-J„ ,,,.°1=k4,41-:.$:$,.„11't ;j , • 'I.... s /`.•,, ;: Ste. E ' .:7, /,. 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M� F, 5f'1'�i/4`e+.. 1�\.= .....41.4;....7;'.',. :;!::;:;\.‘,1, ` 7ii, 4 , . •r' : j f j'�'!_a'yj i i� •i, �• "k., \ I/ • A^- �`,� \ \•: T y�� .�� , ' ! - f ' Via` - f ' r j mail t. +s„,,,.. ' j �(" :i...<;,,,:;',-;:11''...`•••• :.1 ij 1 \ } (^ 211;,,R.11..... • ,r ; `�L; (1,/ s: , �i ,�:r ni ` •'"v ''.; .r'kv! v YY• i.• ., ' A !l✓ J. 3_44 ' ': -1�}• .IY > /4".4'H 1 • . //r/',/ ' -IV' '.../.:"i'i ;1:..'.'t77., ,,:' ''''..:,i;_",;...• I,ganSr .:Y7,7'4"...?"'•;' lit, .,;',,•,. 'I. 4 s) ,fit rzl•,R\•• i"q'0Y` „Ail,' .r'� Y,1; rf�,t��▪” ;"i".t• ?� •l `� +•,'c+�� e • �f ,yj fr t ,.,i Legend Approximate Scale 1 in =2,000 ft Date: 1/23/01 Drawn by: PAC Base map: U.S. Geological Survey 7.5 minute Topographic Map Series, Beaverton Quadrangle, 1961 (photorevised in 1984) Project: Martin Office Building I Project No. 01-7154 I FIGURE 1 Tigard, Oregon GEOPACIFIC ENGINEERING,INC. 17700 SW Upper Boones Ferry Road, Suite 100 SITE PLAN AND Portland, Oregon 97224 EXPLORATIONS Tel: (503)598-8445 Fax: (503)598-8705 NORTH N 4,V 7 4E{C S Y G J ° ' •w.« ..... .w�:....:rc.www.n......axm�eua�avv:wwxwn�awv.r�a.. ' _ _ ny _fix. _. a ..., ._ _.. .xnr,a::u...l=-._ _ `} ^ ;! ...... .wd x �_.,� . ( j I ,r.•• .••v• A { 1. 1 •TWL*t ,`y,,�.,.,, >'"w{•Y ....�_.•-,t•o.7r7-rir •.__.._. iii I .s-,v r-a w i ra u _�-._ � p � * I I i .. I 1 1 I e Y 1- ____ I ti ii 1 Basalt boulders @ 5.5 feet, practical refusal on hard (R4) basalt @ 8 feet ,.....; 1 I I I i TP-2 .. �.:• 1 4.7, i4 it I I --a 14 I 1 -.I 1 S i \ I I — h i I ! I ///://://:/// : :,4 I, 1 / s i' TP-3 Shallow Fill (2 to 3 feet) I: , TP1t . € _, . !A "B-:4 'iii,/ 1 ._ i.r ... 7f SCALE 0 40 ft Legend TP-2 Exploratory Test Pit / Estimated Limits of Shallow Fill Date: 2/7/01 Drawn by: PAC Site Plan Provided by J. E. Krause Architect P.C., dated December 20, 2000 Project: Martin Office Building I Job No. 01-7154 FIGURE 2 Tigard, Oregon GEOPACIFIC ENGINEERING, INC. • Project No. 01-7154 Martin Office Building APPENDIX A FIELD EXPLORATIONS, SAMPLING, AND LABORATORY TESTING On January 25, 2001, three exploratory test pits were excavated on the subject property to depths of 6 to 12 feet at the approximate locations shown in Figure 2. A GeoPacific Engineering Geologist evaluated and logged the borings with regard to soil type, moisture content, relative strength, groundwater content, etc. and collected representative samples for laboratory analysis. Logs of the test pits are presented in this Appendix. The test pits were excavated with a 26,000 lb Komatsu PC trackhoe operated by Curtis Heintz Excavating, Inc. of Sherwood, Oregon. All excavations were backfilled immediately after completion of logging and sampling. Minimal compactive effort was applied to test pit backfill. Classification, Moisture Content, and Unit Weights Soil samples were evaluated, described, and classified in accordance with ASTM D2488 Visual- Manual Procedure, the Unified Soil Classification System, and the Oregon Department of Transportation Soil and Rock Classification Manual. All natural moisture samples were collected in plastic bags, and tested in accordance with the methods outlined in ASTM D2216. Moisture content is expressed as a percentage of the mass of water lost during oven drying to the dry weight of soil. Page 14 GeoPacitic Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503)598-8445 Fax: (503)598-8705 Project: Martin Office Building Project No. 01-7154 Test Pit No. TP-1 Tigard, Oregon N L m E °m Y °■ N o ago n CT) P- m o � Material Description av z- � ° CO U Organic SILTjOLJ, many roots, moist_cTopsoii) 1 1.5 Medium stiff SILT (ML), consistency is variable, many roots, moist (Poorly Compacted Fill) 2 0.75 3 1.5 Glass fragment @ 3 feet Very stiff SILT (ML), gray, locally mottled with orange, uniform texture, low 4 - 4.5 cohesion, dry (Leached Soil Horizon) 5 2.5 6 7 - Very stiff, clayey SILT (ML), light brown with gray and orange mottling, damp 8 (Willamette Formation) 9 10 11 12 - Test Pit Terminated @ 12 feet 13 14 Note: No seeps or groundwater encountered. 15 16 17 LEGEND . Date Excavated: 1/25/00 100( 5 cke Logged By: PAC 100 to Bucke 1,000 g ee Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment -14,11t, GeoPaciric Engineering, inc. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland,Oregon 97224 Tel: (503)598-8445 Fax: (503) 598-8705 Project: Martin Office Building Project No. 01-7154 Test Pit No. TP-2 Tigard, Oregon E F• --, c Y y N 2 °' °'; " �° 0' Material Description omo E ��a °g �'� l E a'v p a° Cl) U co' Organic SILT (OL-ML), brown,4 inch root mat, moist(Topsoil) 1 2.5 Soft to stiff, clayey SILT (ML), light brown, some carbon fragments, damp (Soil B-Horizon) 2 0.5 6-inch thick soft, wet zone @ 2 feet 3 4.0 Hard, clayey SILT (ML), mottled light brown, orange and gray, micaceous, damp 4 4.0 (Willamette Formation) 5 6 - Hard (R4) BASALT, boulders in silt matrix (Boring Lava) 7 8 Practical Refusal @ 8 feet on hard (R4) BASALT 9 10 Note: Basalt is continuous in trench bottom over a 10 foot length. 11 No seeps or groundwater encountered. 12 13 14 15 16 17 LEGEND o Date Excavated: 1/25/00 5 Gal. 600 Bucket a'� Logged By: PAC 1,000 g — Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment • GeoPacinc Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503)598-8445 Fax: (503)598-8705 Project: Martin Office Building Project No. 01-7154 Test Pit No. TP-3 Tigard, Oregon a) a — C !- ? N U 2 y co N a. a a . .o ` Material Description a v, Organic SILTJMLL, 3 inch root mat, moist (Topsoil 1 0.5 Soft to medium-stiff, clayey SILT (ML), light `: own, moist (Poorly Compacted Fill) 2 0.5 Stiff, clayey SILT (ML), brown, uniform texture:. locally disturbed, some charcoal 3 2.0 fragments, damp (Soil B-Horizon) Piece of plastic @ 3 feet 4 3.5 Very stiff, clayey SILT (ML), mottled light brown gray and orange, damp 5 3.5 (Willamette Formation) 6 Test Pit Terminated @ 6 feet 7 - 8 Note: No seeps or groundwater encountered. 9 10 11 12- 13 14 15 16 17 LEGEND Date Excavated: 1/25/00 100 to to B cke Pe5/ Logged By: PAC 1,0008 Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment GEOPACIFIC ENGINEERING, INC. Project No. 01-7154 Martin Office Building APPENDIX B CHECKLIST OF RECOMMENDED GEOTECHNICAL OBSERVATION AND TESTING Item Procedure Timing By Whom Done No. 1 Preconstruction meeting Prior to beginning Contractor, Developer, site work Civil and Geotechnical Engineers 2 Stripping, aeration, and root-picking operations During stripping Soil Technician 3 Compaction testing of During filling, tested engineered fill every 2 vertical feet Soil Technician (90% of Modified) or 500 cy 4 Compaction testing of During backfilling, trench backfill (90% of tested every 4 Soil Technician Modified) vertical feet for every 200 lineal feet 5 Footing excavation Prior to forming and Engineer or Geologist inspections rebar placement 6 Proof-roll of pavement Prior to base course subgrade (dry weather) Engineer or Geologist 7 Base course compaction Prior to paving, (95% of Modified) tested every 200 Soil Technician lineal feet 8 AC Compaction During paving, tested (91% (bottom lift) /92% every 200 lineal feet Soil Technician (top lift) of Rice) 9 Final Geotechnical Engineer's report Completion of project Geotechnical Engineer Page 15 urn . EXHIBIT M UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY May 8, 2001 Randy Sebastian Renaissance Development, LLC 1672 SW Willamette Falls Drive West Linn, OR 97068 L. Brad Crement CNF Consulting, Inc. 6222 SW Virginia Street, Suite 1 Portland, OR 97201 Re: Development at 9450 SW Coral Street, Tigard, Oregon (USA file 1084, Tax map 1 S126DC, Tax lot 4400) The Unified Sewerage Agency (Agency) has reviewed submitted material for the above referenced site. Following Agency review it appears that sensitive areas do not exist on-site or within 200' from your project. In light of this result, the above referenced project does not need a Service Provider letter as required by Agency Resolution and Order 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from the Agency or its designee is required pursuant to Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3613. Sincerely, • /,, - ; ., , , e_ ,,,/,,,.,„, ,, , , . /"/-e-/ Heidi K. Berg Site Assessment Coordinator \\MO_SERV_04\eng$\Development Svcs\SP 00-7\Concurrence Letters\1 S126DC04400 Coral Street.doc 155 North First Avenue, Suite 270, MS 10 Phone: 503/846-8621 Hillsboro, Oregon 97124-3072 FAX: 503/846-3525 nyr S ► CITY OF TIGARD Community cDeve&opment Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS =404/2004- ( -3 ' t (/'/o FILE NO.: SITE DEVELOPMENT REVIEW (SDR 2001-00005 Type II Land Use Application I;'Agi rCC 'M) -00O l ie FILE TITLE: MARTIN OFFICE BUILDING APPLICANT: Renaissance Development Corp. OWNER: Jorene Moodhe 1672 SW Willamette Falls Drive 585 Madrona Lane West Linn, OR 97068 Sherwood, OR 97140 PHONE/FAX: (503) 557-8000 (503) 625-3089 REQUEST: The applicant is proposing to construct a two-story, 17,270 square foot commercial office building with associated parking on a .77 acre parcel. LOCATION: 9450 SW Coral Street; WCTM 1 S126DC, Tax Lot 4400. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.130, 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JUNE 11, 2001 DATE COMMENTS ARE DUE: JUNE 25, 2001 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM —1 CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: AUGUST 2, 2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION Z VICINITY MAP ® LANDSCAPING PLAN ® IMPACT STUDY Z SITE PLAN ® ARCHITECTURAL PLAN Z TRAFFIC IMPACT STUDY Z NARRATIVE Z TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheidecger, Assistant Planner (503) 639-4171, Ext. 317 Ala 1 CITY OF TIGARD June 6, 2001 OREGON Renaissance Development 1672 SW Willamette Falls Dr. West Linn, OR 97068 RE: Notice of Complete Application Submittal — SDR2001-00005 To Whom it May Concern: The City has reviewed your submittal material and finds that your application is complete. Staff will now review your application for Site Development Review. A decision will be rendered within 6-8 weeks. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, 1 Mathew Scheidegger Assistant Planner i:\curpinlmathew\sdr\SDR2001-00005.acc.doc.dot c: SDR2001-00005 Land use file • 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 . . C. FConsulting, Inc. Planning • Engineering • Surveying RECEIVED PLANNING 6222 S.W. Virginia Ave.Suite#1 " Portland. Oregon 97201 ,JUN 1 2001 (503)246-1200 (503)246-2579 fax CITY OF TIGARD Tr ansmittal , , tatofilv To: Mathew Scheidegger From: L.Brad Crement,P.E. Company: City Of Tigard,Planning Department Job Number: 2000-0223-02 13125 SW Hall Blvd. Tigard,Oregon 97223 Phone: (503)639-4171 Date: 6/1/01 Re: Martin Office Bldg.,#SDR2001-00005 CC: Renaissance Development We are sending you y4 Attached ❑ Under separate cover via Prints Plans ❑ Change order ❑Calculations ❑Specifications Item Date Description 1. 6/01/2001 15 additional copies of the Site Development Review Type II Application packet submittal for The Proposed Martin Office Bldg.file#SDR2001-00005 2. 6/01/2001 A copy of the letter mailed to the affected property owners in regard to the neighborhood meeting along with a copy of the mailing list and the corresponding affidavit of mailing the letter/notice. Mathew,as per the request in your letter dated May 25,2001(attached),we are submitting 15 additional copies to bring the total Site Development Review Type II Application(SDR)packet submittal number to 18 copies. However,as per our telephone conversation on May 25,2001 we agreed that The City of Tigard only needs 3 copies of exhibit`J'(the Hydrologic/Hydraulic Analysis),thence the above SDR submittal has 15 copies of exhibits A through I,and K through M,as specified in exhibit`A'. If you our city staff decides that the city needs more than 3 copies of exhibit`J'give me a call and we will promptly deliver additional copies,as per your request. These are Transmitted as checked; )For approval ❑ For your use ,As requested ❑ For review and comment Post-it'Fax Note 7671 J 41e � Fax M CITY OF TIGARD OREGON May 25, 2001 Renaissance Development 1672 SW Willamette Falls Dr. West Linn, OR 97068 RE: Notice of incomplete Submittal-SDR2001-00005 To Whom it May Concern: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. The following additional Information is required before Staff can consider your application complete and begin the review: 1. Submit 15 copies of application materials. 2. A copy of the letter mailed to the affected property owners in regard to the neighborhood meeting along with a copy of the mailing list and the corresponding affidavit of mailing the meeting letter/notice. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, Mathew Scheidegger Assistant Planner i:\curpinVnathcwlsdr\SDR2001-0000..acc.doc.dot c: SDR2001-00005 Land use file 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 — 1 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD A ' PRE-APPLICATION CONFERENCE NOTES CTTY 'altt7M Community'Deve(ojmtent (Pre-Application Meeting Notes are Valid for Six (6) Months) s(rapin3A'Better Community t NON-RESIDENTIAL PRE-APP.MTG.DATE: e:-.--/=7-/00 STAFF AT PRE-APP. ....7141/ /i1i7c APPLICANT: 8gncJ/ 5 0h:1 ) AGENT: Phone: ( ) Phone: ( )_ PROPERTY LOCATION: �I ADDRESS/GEN. LOCATION: 9VS0 Sk✓ Cored 5$ TAX MAP(S)/LOT#(S): /S/.26 PC - Woo NECESSARY APPLICATIONS: s7/ y „^./r1 / Vi Lb✓ PROPOSAL DESCRIPTION: cape/- R-5/47 / / 006 S ve .C/ Of'�'' CL COMPREHENSIVE PLAN MAP DESIGNATION: �� ZONING MAP DESIGNATION: G-P C.I.T. AREA: FACILITATOR: PHONE: (503), IONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:90°sq. ft. Average lot width: ft. Maximum building height: 95 ft. Setbacks: Front U ft. Side 9"14, ft. Rear 'Zaft. Corner i ft. from street. MAXIMUM SITE COVERAGE: '5 % Minimum landscaped or natural vegetation area: /-s %. [Refer to Code Section 18. 520. 21 Zo c,i;v0/I4. t res,Vd4hAr 204,e ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 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. [Refer to Code Section 18.810.0601 CITY OF TIGARD Pre-Application Conference Notes Page I of 9 NON.Aesidentid Application/Planning Daision Section } igi t t 411 „t) 4c If?)d acrkted rr1u& ( J//ll /1J4 (1Q tg-J (I SPECIAL SETBACKS Y STREETS: feet from the centerline of ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. (Refer to Code Chapter 18.7301 SPECIAL BUILDING HEIGHT PROVISIONS 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 (' ) of the building's height; and ➢ The structure will not abut a residential zoned district. (Refer to Code Section 18.730.010.BJ `; ARKING QND QC REQU#RED parking for this type of use: a? 7//00 0 M',i, /,doo n/q/ Parking SHOWN on preliminary plan(s): SS SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. (Refer to Code Section 18.765.040) 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. Minimum number of accesses: / Minimum access width: _ 30 . Minimum pavement width: V All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: (Refer to Code Chapters 18.765 and 18.705) CITY Of TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Aesdentiil Appi 4I on/Plannme Demon Section "AL' " . ' REQUIREMEN • i • , , - HALL 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 18.705.030] ADING AREA REQUIREME CIAL 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 18.765.0801 ,R VISION A; - 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. [Refer to Code Chapter 18.795) BUFFERING AND SCREENING • .- a 1 REASE 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. /y. 7 V (.:91— / (Refer to Code Chapter 18.7451 ?L�9��s�Q p� 7 The REQUIRED BUFFER WIDTHS which are applicable to your p posal area are as follows: feet along north boundary. /0 "20 feet along east boundary. feet along south boundary. /0 'Zo feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: . LANDSCAPIN EET 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 18.145,18.765 and 18.7051 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Residential Application/Planning Demon Section (SIGN)_--- 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 Chapter 18.1801 SENSITIVE 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 PERCE► , •• ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive Ian. : -as at the pre- application conference based on available information. HOWEVER, the - ponsibility to precisely identify sensitive land areas, and their boundaries, is the respon I y of the applicant. Areas meeting the definitions of sensitive lands must be clearly i •' . ed on plans submitted with the development application. Chapter 18.84 also provides regulations for t - •se, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT _ ' •OHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18. STEEP SLOPES When ST • LOPES exist, prior to issuance of a final order, a geotechnical report must be su•••• -• which addresses the approval standards of the Tigard Community Development Code ection 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,R 8 0 96-44 s�M�� �s� s ����,to�v LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or eate a vegetated corridor for a buffer wide enough to protect the water quality functioning of • sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WID easured horizontally, from the defined boundaries of the sensitive area, except where approv, as been granted by the Agency or City to reduce the width of a portion of the corridor. If ap. .val is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, - -n the surface water in this area shall be directed to an area of the vegetated corridor that a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, excep .s allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor . ' in the development or project site can be less than 25 feet in width. In any case, the aver- .e width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, constructi. activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, . other activities shall be permitted which otherwise detract from the water quality protection pro 'ied by the vegetated corridor, except as allowed below: - A GRAVEL WALKWAY O: :IKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is .aved, then the vegetated corridor must be widened by the width to the path. A paved or gr-. el walkway or bike path may not be constructed closer than ten (10) feet from the bounda if the sensitive area, unless approved by the Agency or City. Walkways and bike paths sha .e constructed so as to minimize disturbance to existing vegetation; and '. WATER Q . A LITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with e approval of the Agency or City. Location s Ve•etated Corridor: IN AN ESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for -parate 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) CITY Of TIGARD Pre-Application Conference Notes Page 4 of 9 NON Resdentnl Apph000n/Phnning Dnision Section WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of th- Tigard Comprehensive Plan and is intended to resolve conflicts between development and cot ervation of significant wetlands, streams and riparian corridors identified in the City of Tgard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of . operty while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water qualit , maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; mai,tain and enhance fish and wildlife habitats; and conserve scenic, recreational and education] values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS • 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" wetl. ds and riparian corridors be mapped and rotected. The Tualatin River, which is also a "fish-e.earing 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 fee ter second (cfs). • Major streams in Tigard include FANNO CR K, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) A'4D BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STR •MS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Sum -r Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributarie of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONT:LLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, O' THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is t e same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). The standard TUALATIN "IVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this cha. er. The MAJOR STREAM: RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. • ISOLATED WET A DS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; •wever, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) s .ondards adopted and administered by the City of Tigard. [Refer to Code S; tion 18.197.030] Riparian Setback Reductio The DIRECTOR ►i AY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR S 'REAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or i •ervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for dentified major stream resources is ensured through streambank restoration and/or enhanceme of riparian vegetation in preserved portions of the riparian setback area. Eli.ibilit f• Ri•arian Setback in Disturbed Areas. TO BE E IGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the rip. Ian corridor was substantially disturbed at the time this regulation was adopted. This deter 'nation must be based on the Vegetation Study required by Section 18.85.050.C. that demi strates all of the following: ➢ Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON Neidenoel Application/Plmmng Dnision Section • That there will be no infringement into the 100-year floodplain; and • The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.791.1001 EE REMOVAL-PI]IN REQUIREMEN EE P E 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 18.150.070.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18.190.030.C.] ITIGATIO PLACEMENT 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. • 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. [Refer to Code Section 18.190.060.E.1 CITY Of TIGARD Pre-Application Conference Notes Page 6 of 9 NON Rtsdrntiil Appi uon/PInnmg Drrision Smon NAR I I he 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 Chapter 18.390) CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Tnangle Design Standards) ".'-18.765(Off-Street Parking/Loading Requirements) 1 8.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) t" 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) /J.. 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) L''''' 18.370(Variances/Adjustments)-v -I1 18.715(Density Computations) a.---- 18.790(Tree Removal) 18.380(inning Map/Text Amendment) 18.720(Design Compatibility Standards) �� 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.797(Water Resources(WR)Overlay District) ------ 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) ✓ 1 8.798(Wireless Communication Facilities) 18.410(Lot line Adjustments) 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) 1 8.420(Land Partitions) 1 8.742(Home Occupation Permit) . 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) 18.510(Residential Ioning District) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) r' 18.755 (Mixed Solid Waste/Reryding Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) MPACT STU 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. (Refer to Code Sections 18.390.040 and 18.390.050) NEIGHBORHOOD T1NG PLICANT 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. (Refer to the Neighborhood Meeting Handout) SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are re. ' ed to complete and file a subdivisio e . -ming r-.. - . - - - . hington County Surv-tor's 0- in order to obtain ap. . al/reservation for any subdivision name. Application- will not be a .-.ted as complet: ntil the City receives the faxed confirmation of approval om the County of the . ubdivision .me Reservation. minty Surveyor's Office: 503-r a i-; (84) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 NON-Re denuil Application/Planning Divirion Section BUILDINCPERMI 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). CYCLING pplicant 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 Chapter 18.755) ADDITIONAL CONCERNS OR COMMENTS: ' �j` Pro[/ r /y A////. Zo/ii� /Y�Ve ^/ c;',1 A G l'✓`$ 3 71 7 p,sve l ifortq/ Co C ' [744 Aeco,K4s e tr4eil/4 J' (f risA '1/4a/ /17‘.51- �✓�l, st.vr rzo\--1C/CP--�c Mee co?. on _ 4d r'02,'/14/ 5 494.45-- ' C✓e .-ro/ //Plce// //LAG-7�S �?«/ a/ o .s - , dc%r.T 5-4119 _ ,i 7h 11�LG "ye-desiL t-14-e. 742 124-115,. /O1- se • PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. 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), 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. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON Residential AppLanon/Planning Dnision Season 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. 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 rear/. 5 oPFCv- _ . A basic flow chart which illustrates the review process is Mailable 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. 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: lv �q /7)ddx- CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@ ci.tigard.or.us H:\patty\masters\Pre-App Notes Commeraal.doc (Engineering section:preapp.eng) Updated: 28-Feb-2000 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residential Application/Planning Decision Section • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: JaVQi,141 Date: F-75.-0 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 -y 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): i r Vicinity Map B' Preliminary Grading/Erosion Control Plan IIJ Existing Conditions Map Preliminary Utilities Plan • ❑ Subdivision Preliminary Plat Map 1 Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan Tree Preservation/Mitigation Plan • Site Development Plan 114-----Architectural Drawings lY Landscape Plan ❑ Sign Drawings E - ' 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 /5 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: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis I i 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" = 10120/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). / Vicinity Mapi��•r Showing the location of the site in relation to: /%7c/,,cit • 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 collector streets ] Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applica•et ❑ Scale, north arrow and date LJ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided I.•d ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intery, s for grades greater than 10% LJ The purpose, location, type and size of all of the following (within and adjacent to the propos-. subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses n • Deed reservations for parks, open spaces, pathways and other land - cumbrances ❑ • The location of all trees with a diameter 6 inches or greater meas ed at 4 feet above ground level n • The location of all structures and the present uses of the struct es, and a statement of which structures are to remain after platting (I Supplemental information including: • Proposed deed restrictions (if any) U • A proposed plan for provision of subdivision improv- ents Existing natural features including rock outcroppings ' etlands and marsh areas The proposed lot configurations, lot sizes and dim: sions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indic. -d upon such lots n If any of the foregoing information cannot pra icably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the app ation materials ❑ Preliminary Partition/Lot Line A.justment Plan The owner of the subject parcel n The owner's authorized agen n The map scale, north arro and date ] • Proposed property lines _ ❑ Description of parcel I. ation and boundaries ❑ Contour lines (2' int: als for slopes 0-10% or 5' for slopes >10%) ❑ Location, width a • names of streets, easements and other public ways within and adjacent to the parcel ❑ • Location of all p• rmanent buildings on and within 25' of all property lines L_J Location and idth of all water courses ❑ Location of :ny trees with 6" or greater caliper at 4' above ground level ❑ All slope •reater than 25% ❑ Locatio of existing and proposed utilities and utility easements ❑ Any a►plicable deed restrictions ] Evi• -nce that land partition will not preclude efficient future land division where applicable U • Fu re street extension plan showing existing and potential street connections City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials _ ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans n Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use H y Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;curpin\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES Igo II! ENGINEERING SECTION Q Cityoo Tigard,Oregon Development Shaping A Better Community PUBLIC FACILITIES Tax Maptsl: 1S1260C Tax Lolls]: 4400 Use Type: 2-Story Office The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ❑ SW to feet ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: • 1/2 street improvements will be necessary along SW Coral Street (local commercial industrial street), to include: ® 17 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on south side ® street trees spaced per TDC standards. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 EAllueer el ueparurent Satin X street signs, traffi -)ntrol devices, streetlights and a tw gar streetlight fee. street improvements will be necessary along SW , to include: 1 1 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. street improvements will be necessary along SW , to include: 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. street improvements will be necessary along SW , to include: 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. 1 1 street improvements will be necessary along SW , to include: feet of pavement 1 1 concrete curb I storm sewers and other underground utilities -foot concrete sidewalk street trees I 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section Agreement for Future Street ... provements: 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 Coral Street. Prior to final building inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Coral Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect the new building to public sewer. There is an existing lateral serving this site, which is approximately 10 feet deep at the property line. 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 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, F may be required to prepare a su' sin drainage analysis to ensure that.the proposed system wi,. ..;commodate runoff from upstream .perties when fully developed. A downstream analysis will be required because there is no established public system on Coral Street, and there are existing problems. Onsite detention is also required. 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: 7 Construction of an on-site water quality facility. 1 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. A traffic study should be completed since this site is within the Washington Square Regional Plan area. 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section 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: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section cases where the lc ey are working on has slopes -xcess of 20% and foundation • ' . excavation material i:, ..jt 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: i �� gI' ENGINEERING DEPARTMENT STAFF Phone: (503)639-4171 Fat (503)684-7297 i.\eng\brianr\templates\preap notes-eng dot doc Revised: April 21, 2000 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section 1 to'-0" ,! E ;Jol /N5 So' Xi/2 �o 7 , o f; Geoss - /7920 5111- S, o,,_ kE 4-ALi - /7 zoo S .r�1, ti sAblc— /5 I UO Sq-ri- GaNalsc,ope Aa6a-729Ssgn- • is 174 - o 1 --- 1 7 /4 — . , 5s pAekiNvy s+aS N r-, \i/ F id-0" l 1 / S,W. CoraA1 S�"26W ScNLt 1��_ !o1- o!f RENAISSANCE DEVELOPMENT CORPORATION August 4, 2000 Attn: Planning Department City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Re: Preapplication Conference Requests for 9450 SW Coral Street, Tigard, OR We are evaluating the property at 9450 SW Coral Street in Tigard for a possible 2-story, 18,000 sq. fl. office building. Outlined below is the required information from the pre- application checklist. Site specific questions and issues: 1. What are the zoning requirements? 2. Any overlay or special zones? 3. Any height restrictions? 4. What are the set backs from property line? 5. Are any street improvements required? 6. What is the water line size in the street? 7. What is the sewer line depth in the street? 8. Is there a storm drainage system? 9. Do the property lines to the West have any easements to carry the storm line to Logust Street? 10. What are the permits and fee costs? 11. Is there any other information that is important for this proposed project? 1672 SW Willamette Falls Drive • West Linn, Oregon 97068 • 503.557.8000 • Fax 503.656.1601 Name and Address of Application: Renaissance Development Corporation 1672 SW Willamette Falls Drive West Linn OR 97068 Phone (503) 557-8000 Fax(503) 656-1601 Existing Property Owner: Estate of Thelma Martin Proposed Use: Commercial Office Building Enclosed is the pre-application fee of$240. I am requesting the pre-construction meeting to be scheduled on August 15 or August 17, 2000. Please call Butch Carter at 515-4615 to schedule the meeting. Thank you for your consideration to this project. Sincerely, Randy Sebastian President 8/4/00 Parcel Summary Report For Parcel #: 1 S126DC-04400 3:09:55 PM Size: 0.77 Acres Notes: Zoning:C-P Status: Active Complan: CP Creation Date: Legal Lot? Updated:01/10/2000 Parcel Use: Single Family Updated By:TSA TOPO Map:4020 COMM PNL#: Water Service TVW Jurisdiction TIG Flood Zone:NON Sewer Service SWR CIT: E Plat Name Subdivision: LEHMANN ACRE TRACT Div: Block: Lot: 007 Valuations Land Value: $76,700 Building Value: $1,010 Total Value: $77,710 Site Address Status Address 09450 SW CORAL ST People Role Type Last Name M.I. First Name Address 1 Address 2 City State Zip Phone 1 Ext. 1 Phone 2 Ext.2 OWN MARTIN,ROBERT CLARE THELMA M BY JO RENE M MOODHE SHERWOOD OR 97140 Notes: Page 1 of 1 Pre-Apps (CD Meetings) August2000 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 17, 2000 8:00 8:30 9:00 Pre-app Butch Carter.518.41. 9:30 ayli Walker(4-lot subdivision.) 10:30 11:00 PrpP.. 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 3:12PM Friday,August 04,2000 'NOTICE OF NEIGHBORHOOD MEETING' April 4, 2001 RE: Martin Commercial Building Dear Resident, As the owner of the property located at 9450 SW Coral Street in Tigard I am considering proposing a site development review for a two-story 18,000 s.f office building 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: Wednesday, April 25, 2001 Metzger Elementary 10255 SW 90th, Portland 6:00 p.m. 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 discussing the proposal with you. Please call me at (503) 557-8000 if you have any questions. Since ely, dal ebastian Renaissance Development Corporation 1672 SW Willamette Falls Drive West Linn OR 97068 . v • RECEIVED AFFIDAVIT OF POSTING NOTICE APR 1. 0 2001 WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS -; City or Tigard I �4* Planning Division SW Hall Boulevard Tigard,OR 97223 I, • cil.-+Cin , , do affirm that I am (represent) the party initiating At)interest in a proposed S i ( I l WO) n- rte Vi P(,L) affecting the land located at (state the approximate ocation(s) if no address(s) and/or tax lot(s) currently registered) clil-`�C) 3[A) �'}YItJ `1-14144a,4 ` � , and did on the _54 day of (t_p-r!_C, yd,roi personally post notice indicating that the site may be proposed for a 'C MIrt irC Q co .Lx' Q Of/11_0 id application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at Ce rt4 ' 0-r prote#41 Fa. 10. Ord Sfreti (state location you posted notice on property) C-63L Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) I h X61 Subscribed and sworn/affirmed before me on the 5 - day of , ' OFFICIAL SEAL `t'f"'f TERRI YOUNG )Th, - t1 • ` � NOTARY PUBLIC-OREGON COMMISSION NO.317253 NOTARY PUBLIC O FaREGe MY v• ISSIONEXPIRESOCTOBER 22,2002 My Commission Expires: (6).4c)-10 (Ahhhc:utt, please complete information below for proper placement with pt oltosetl project) (NAME 0F PROJECT Olt PROPOSED NAME: TYPE OF PROPOSED I)I:VI: ,OI'MI?N'I': C$ J�`c .�.� � Nam, of i pplicanuowner ���� Addrt,ss or General Location of-Subject Prol:ert}':- C � CjYL _Y7 f /sub,- 'ntlrrts' Ind l,01 O i QOI - • • • AFFIDAVIT OF MAILING RECEIVED STATE OF OREGON • ) APR 10 2001 )SS. COMMUNITY DEVELOPMENT City of Tigard ) U - I, l e , `e. (I4 uyuAl / , being duly sworn, depose and say that on ,4 pr i I 5 1 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) CPA 90 < 5u) 0 IraL - -f��e f t- `ti Ci ra DK-e a copy of which notice so mailebi is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at Lu 3f Ltr �t , , ()'y t idiot_. with postage prepaid thereon. Sig ature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 5 day of , t. 1 f OFFICIAL SEAL 17, TERRI YOUNG ` ��+ NOTARY PUBLIC-OREGON 9� , ■ �� V;.; COMMISSION NO.317253 • SSION EXPIRES OCTOBER 22,202 NOTARY PUBLIC O' 4REGOld My Commission Expires: top)i b (AppliCallt, please complete information below for proper placement With proposed project) NAME OF PROJECT OR PROPOSED NAME:. - _ ,n_ %it a_, /__ _ -- I TYPE OF PROPOSED I)EV LOPMI"N'I':_ ► / 1 A t ( ' �`'� !i1__S�ii —__ _--- . I Name of Applicant/Owner. /4.1? ■ti Address or General Location of Subject Property: ' ,I , . T ..I ' .�ry/i� . LSubpva Property Tax Map(,)and 1,ol N(,) 'slaw-4.7j _ 0_0- --- — — --__-- -- I.Wvpn4.„„n.,,,.„.c,.7Hinad::: . ADDITIONAL DOCUMENTS FROM CNF CONSULTING, INC. PHONE NO. : 503 246 2579 Sep. 05 2001 02:52PM P1 l Consulting Inc Committed to Excellence MEM Planning • Engineering • Surveying Mathew Scheidegger September 05, 2001 City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Martin Office Building,SDR2001-1-00005, CNF Consulting,Inc.Project#2000-0223-01 Dear Mathew, Per our telephone conversation,I have talked.with Butch Carter,with Renaissance Development regarding the thirty.(30)day extension. Butch and I both agree to give the City of Tigard a thirty(30).day extension to the one hundred and twenty(120)day application review period,as you have requested. It is both Butch's and my understanding that the thirty(30)day extension is for the appeal period as set in the city development code for the type II variance we submitted on August 22,2001,and will not affect or hold-up the review and approval of the application for the Martin Office Building(SDR2001-10005). If you have any questions or require further.clarification,I can be reached at(503)246-1200(o), (503) 799-4330(m),or e-mail at lbca,cnf-enx-com Sincerely, te L. Brad Crernent, P.E. Principal CNF Consulting,Inc: cc; Renaissance Development enclosure: 6222 S. W Virginia Ave, Suite #I • Portland. Oregon. 97201 • (503) 246-1200 - (503) 246-2579 far 1.0/15/20.01 Conditions Associated with Case #: SDR2OO1-00005 j, t4 10:35:30 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 WALL EAST PROP. LINE 0 Met MS 10/15/2001 MAS 1. Provide a plan showing a 6-foot wall along the east property line. 0001 TRASH ENCLOSURES 0 Met MD 10/15/2001 MAS 2. Provide a detail of the proposed trash enclosure and a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard setback or in a yard adjacent to a public or private street and construct accordingly. 0001 CARPOOL/VANPOOL 0 Met MS 10/15/2001 MAS 3. Provide a plan showing at least 5%of the total long-term parking spaces reserved for carpool/vanpool use. 0001 BICYCLE RACK 0 Met MS 10/15/2001 MAS 4. Provide a plan that shows a 9-stall bicycle rack within 50 feet of the main entrance of the building and designed according to Section 18.765.050.0 of the Tigard Development Code. 0001 PROPOSED USE 0 Met MS 10/15/2001 MAS 5. Provide information regarding the proposed use,and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site,the applicant must provide a minimum of one(1)loading space according to Section 18.765.080.B of the Tigard Development Code. 0001 FEE-2-INCH TREES 0 Not Met MS 9/26/2001 ST 6. Pay a fee in-lieu for 118, 2-inch trees equaling 236 inches. 0001 LIGHTING PLAN 0 Met MS 10/15/2001 MAS 7. Provide a lighting plan to be reviewed by the City of Tigard Police Department. 0001 TRAFFIC IMPACT FEE 0 Not Met MS 9/26/2001 ST 8. The applicant shall pay a traffic impact fee of$54,694 for the proposed 17,270 square foot office building. 0001 PUBLIC IMP. PERMIT/COMP.AGMT. 0 Not Met BR 9/26/2001 ST 9. Prior to issuance of a site permit,a public improvement permit and compliance agreement is required for this project to cover the half-street improvement work in SW Coral Street and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to tre Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0018 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 9/26/2001 ST 10. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing 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. 0001 CONSTRUCTION VEHICLE ACCESS 0 Not Met BR 9/26/2001 ST 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 0001 SUITE LAYOUT MAP 0 Not Met BR 9/26/2001 ST 12. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Kit Church, 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: Kit Church, Engineering). Page 1 of 2 11/15/01 Conditions Associated with Case #: SDR2001-00005 2:32:51 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 WALL EAST PROP. LINE 0 Met MS 10/15/01 MAS 1. Provide a plan showing a 6-foot wall along the east property line. 0001 TRASH ENCLOSURES 0 Met MD 10/15/01 MAS 2. Provide a detail of the proposed trash enclosure and a plan showing the location of the proposed trash enclosure to be located in an area that is not in a yard setback or in a yard adjacent to a public or private street and construct accordingly. 0001 CARPOOLNANPOOL 0 Met MS 10/15/01 MAS 3. Provide a plan showing at least 5%of the total long-term parking spaces reserved for carpool/vanpool use. 0001 BICYCLE RACK 0 Met MS 10/15/01 MAS 4. Provide a plan that shows a 9-stall bicycle rack within 50 feet of the main entrance of the building and designed according to Section 18.765.050.0 of the Tigard Development Code. 0001 PROPOSED USE 0 Met MS 10/15/01 MAS 5. Provide information regarding the proposed use,and whether or not the proposed use will receive or distribute material or merchandise from the proposed building. If materials or merchandise are to be distributed or received at the site,the applicant must provide a minimum of one(1)loading space according to Section 18.765.080.B of the Tigard Development Code. 0001 FEE-2-INCH TREES 0 Met MS 11/15/01 MAS 6. Pay a fee in-lieu for 118,2-inch trees equaling 236 inches. 0001 LIGHTING PLAN 0 Met MS 10/15/01 MAS 7. Provide a lighting plan to be reviewed by the City of Tigard Police Department. 0001 TRAFFIC IMPACT FEE 0 Not Met MS 9/26/01 ST 8. The applicant shall pay a traffic impact fee of$54,694 for the proposed 17,270 square foot office building. 0001 PUBLIC IMP. PERMIT/COMP.AGMT. 0 Not Met BR 9/26/01 ST 9. Prior to issuance of a site permit,a public improvement permit and compliance agreement is required for this project to cover the half-street improvement work in SW Coral Street and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to tre Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0018 COMP AGRMNT/$ASSURANCE INFO READ 0 Not Met BR 9/26/01 ST 10. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing 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. 0001 CONSTRUCTION VEHICLE ACCESS 0 Not Met BR 9/26/01 ST 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 0001 SUITE LAYOUT MAP 0 Not Met BR 9/26/01 ST 12. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Kit Church, 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: Kit Church, Engineering). Page 1 of 2