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SDR2000-00019
EXPIRED SDR2000 - 00019 SHIM OFFICE BUILDING NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00019 ,, , ,I, CITY OF TIGARD SHIM OFFICE BUILDING Community Development Shaping A Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SHIM OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2000-00019 PROPOSAL: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. OWNER: Steve and Janet Shim APPLICANT: Same 14347 SW Koven Court Tigard, OR 97224 LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, CRITERIA: 18.520, 18.620, 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 V. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 1 OF 27 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1. Submit a revised landscaping plan that shows a balance between low lying and vertical shrubbery and trees on the east side of the access drive. Also show all trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Shrubbery of a size and quality to achieve the required landscaping or screening effect within two years must be shown along the west side the parking area to be screened. 2. Submit a plan showing the northern elevation containing 144 square feet of ground floor windows, display areas or doorway openings. 3. Submit evidence that the patio entrance will be provided with a weather protection feature such as an awning, canopy, arcade or other feature. 4. Submit evidence of the specific techniques that are to be used in order to screen the roof-mounted equipment. 5. Submit a plan showing all entrances to connect to SW Beveland Street with a concrete walkway. 6. Provide information as to type, size, spacing and branch width at maturity for street trees. 7. Submit a plan showing the east and south property lines to be screened to a minimum of the "C" buffering combination according to Table 18.745.2 of the Tigard Development Code. In addition, the applicant will be required to plant all trees at a minimum 21/2 -inch caliper. 8. Submit a plan showing low lying and vertical shrubbery around the landscaped island to the west of the parking lot and provide a parking lot tree as well as a balance of low lying and vertical shrubbery on the southwest corner of the parking lot in order to meet this standard. 9. Submit a plan showing the refuse container area to be enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. 10. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 11. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 12. Submit a plan showing 5 percent of the proposed parking reserved for carpool/vanpool parking. 13. Submit a plan showing a clearly marked area for the proposed bicycle rack. 14. Submit a plan showing a 6-stall bicycle rack. 15. Submit details of the bicycle rack to be used. 16. Submit a plan showing one (1) loading space according to 18.765.080 of the Tigard Development Code. 17. Submit tree mitigation plan. 18. Submit a detailed lighting plan for the exterior of the building. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 2 OF 27 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: 19. 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 and any other work in the public right-of-way. Five (5) 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). 20. 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. 21 . 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. 22. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, Engineering Department. Suite numbers will then be assigned by the City and the address fee will then be calculated, which must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Kit Church, Engineering). 23. 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 Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street (Tigard Triangle Design Standards) from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; 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 (it applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the-Engineering Department. 24. A profile of SW Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 25. If the proposed property owner joint venture is not formed, the applicant's construction plans shall show that they will extend the 8-inch public sanitary sewer line easterly in SW Beveland Street to the eastern boundary of this site. The main line extension shall be constructed by the applicant as a part of the public improvements for this project. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 3 OF 27 26. If the proposed property owner joint venture is not formed, the applicant's construction plans shall show that they will extend a public storm drainage line easterly in SW Beveland Street to the eastern boundary of this site. The main line extension shall be constructed by the applicant as a part of the public improvements for this project. The actual size of this storm drainage line can be resolved as a part of the construction plan review phase. 27. 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. 28. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency 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. 29. An erosion control lan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 30. Prior to issuance of a building permit, additional right-of-way shall be dedicated to the Public along the frontage of SW Beveland Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 31. Prior to issuance of a building permit, the applicant shall pay to the City $5,455.00 for their proportionate share of the future signalization of the intersection at SW 72nd Avenue/SW Dartmouth Street. 32. Prior to issuance of a building permit, the applicant shall pay to the City $1,200.00 for their proportionate share of the future signalization of the intersection at SW 68 Avenue/SW Dartmouth Street. 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: 33. 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. 34. 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. 35. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,400.00 and it shall be paid prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 4 OF 27 36. To ensure compliance with Unified Sewerage Agency 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. 37. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management for the proposed onsite storm water treatment facility. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the address (7086 SW Beveland Street). Based on this search, Staff found a Site Development Review approval (SDR92-00023) to allow conversion of an existing single family residence for use as an office for a business equipment sales and service company. Location: 7086 SW Beveland Street (WCTM 2S101AB, Tax Lot 2500). No other land-use cases were found. ViciniInformation: The subject site is located on the south side of SW Beveland Street. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The property to the east and south are existing single-family homes. The property to the west is developed as a commercial office building. Site Information and Proposal Description: The site is currently developed with a 1,800 square foot office building with associated parking. The proposal is to construct a new two-story 10,400 square foot building with 9,800 square feet of office use and 600 square feet of eating and drinking establishment. The property is located at 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed SolidlNaste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 5 OF 27 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Design option because Beveland is approximately 2,190 feet. Therefore, Beveland is 4/10 of a mile, which requires between 3 and 4 intersections per mile. Currently there are five (5) intersections on Bevedland. The straight-line distance from the subject property to the closest collector (72n Ave.), is 421 feet. The shortest vehicle and pedestrian trip from the subject property to 72"d Ave. is also 421 feet. Therefore, the performance option has been met. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 6 OF 27 Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. SW Beveland Street is neither a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is 9 feet from the property line fronting SW Beveland Street. Therefore, this standard is met. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of landscaping and a concrete walk will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision under 18.745 (Landscaping & Screening). Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance to SW Beveland Street. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The building is oriented to the front of the lot abutting SW Beveland Street. The parking lot is located on the west and south side of the building and occupies 39% of the total frontage. However, Staff is not satisfied that the applicant has provided a landscaped area between the parking lot and SW Beveland Street. The site plan shows the area in question to be missing a balance between low lying and vertical shrubbery and trees, especially on the east side of the access drive. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 7 OF 27 According to the standard above, interior side and rear yards shall be landscaped to an L-2 landscape standard. However, the site plan shows the proposed trees to be planted at a spacing greater than 28 feet, at a 2-inch minimum caliper. The L-2 landscaping standard requires trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Also, no shrubbery is proposed along the west side of the parking lot. The intent of the L-2 Landscaping requirement is to screen the parking area from adjoining properties. Staff is not convinced that the intent is met. Therefore, the applicant will be conditioned to submit a revised landscaping plan that shows a balance between low lying and vertical shrubbery and trees on the east side of the access drive. Also show all trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Shrubbery of a size and quality to achieve the required landscaping or screening effect within two years must be shown along the west side the parking area to be screened. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The round floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the building must have at a minimum of 50 percent of the ground floor wall area be windows. Based on the elevations map, the north elevation, which faces SW Beveland Street, has 288 square feet of wall between 3 and 9 feet of which 144 square feet must be windows, display areas or doorway openings. According to the elevation map, only 132 square feet of ground floor windows/doorway openings is provided. Therefore, the applicant will be required to submit a plan showing the northern elevation containing 144 square feet of ground floor windows, display areas or doorway openings. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The north elevation facade facing SW Beveland Street is less than 50 feet. However, plans show a projection of brick columns on either side of the main entrance. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show 3 entrances into the building, 2 at the north end of the building facing SW Beveland Street and 1 entrance on the west side of the building facing the parking lot. Both the main entrance and the parking lot entrances have covered porches, the patio entrance does not. Therefore, the applicant is required to submit evidence that the patio entrance will be provided with a weather protection feature such as an awning, canopy, arcade or other feature. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 8 OF 21 Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building will be red brick and arranged in a particular design and format. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, the applicant is proposing a flat system with varying parapet heights and pitched roof areas with metal standing seam roof accentuating the main entrances to the building. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has indicated that roof-mounted equipment will be screened according to City standards. However, the applicant has not indicated specific screening measures. Therefore, the applicant must submit evidence of the specific techniques that are to be used in order to screen the roof-mounted equipment. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant is not proposing a sign with this application. Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 9 OF 27 L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under 18.745 (Landscaping & Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Submit a revised landscaping plan that shows a balance between low lying and vertical shrubbery and trees on the east side of the access drive. Also show all trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Shrubbery of a size and quality to achieve the required landscaping or screening effect within two years must be shown along the west side the parking area to be screened. • Submit a plan showing the northern elevation containing 144 square feet of ground floor windows, display areas or doorway openings. • Submit evidence that the patio entrance will be provided with a weather protection feature such as an awning, canopy, arcade or other feature. • Submit evidence of the specific techniques that are to be used in order to screen the roof-mounted equipment. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 10 OF 27 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 façade to the sidewalk of SW Beveland Street. However, the `open patio" entrance, also on the northern façade, and the parking lot entrance on the west façade do not connect to SW Beveland Street with a concrete walkway. Therefore, the applicant must submit a plan showing all entrances to connect to SW Beveland Street with a concrete walkway. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot, therefore, this standard does not apply. 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 1 point of access into the parking lot that provides 24 feet of pavement. The access is 30 feet wide at the site entrance. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITION: Submit a plan showing all entrances to connect to SW Beveland with a concrete walkway. 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). NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 11 OF 27 The applicant has not provided enough information for Staff to indicate which trees are meant to be street trees, at what spacing or whether or not the trees will meet the intent of the standard at maturity. Therefore, the applicant must provide information as to type, size, spacing and branch width at maturity for street trees. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. All properties surrounding subject property is zoned MUE. However, the properties to the east and south are existing single-family homes, therefore, according to Table 18.745.2 of the Landscaping and Screening Chapter the property is required to provide a "C" buffer. The applicant has provided a site plan indicating that the proposed building will be buffered from the adjoining east property line with an 11-foot buffer area that will consist of low lying ground cover, 10 shrubs and 4-trees. However, according to the buffering table, a 10-foot buffer area under the "C" option requires a 4-foot hedge and the trees to be spaced at a maximum spacing of 30 feet. According to the site plan, the trees used to buffer the proposed building are from 15 feet to 40 feet and no 4-foot hedge has been proposed. Where the parking lot abuts the east property line, a 6 to 10-foot buffer is required under the "C" buffer option. According to the site plan, the parking lot buffer is not consistent with the code. The parking lot abuts the east property line for a distance of 62 feet, therefore, requiring a 1 of the 3 options of the "C" buffer for the length of the parking lot. The site plan shows a buffer from 4 to 8 feet in width, making it difficult for Staff to determine which option the applicant is using. The portion of the parking lot abutting the south property line is also required to provide one of the 3 options of the "C" buffer. The site plan indicates the buffer is an option 1, which requires a 10-foot buffer with trees spaced at a 15-foot minimum and a 30-foot maximum, shrubs and a 4-foot hedge. However, the tree spacing is inconsistent, and no 4-foot hedge has been proposed. No buffer according to table 18.745.1 of the Tigard Development Code is needed along the west property line. However, the west property line is subject to 18.745.050.E.1 (Screening and landscaping of parking and loading areas). Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking that is visible from SW Beveland Street has been conditioned earlier in this decision to be screened by a landscaping buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. The applicant is proposing landscaped islands containing one tree for every seven spaces with low-lying ground cover. However, the standard calls for a balance between low lying and vertical shrubbery. The applicant has not satisfied the provision on the west-side of the parking lot. The site plan shows the landscaped island to the west with one unidentified tree with no low-lying or vertical shrubbery. The southwest corner of the parking lot is landscaped with a type of ground cover and no parking lot tree or shrubbery. The applicant will, therefore, submit a plan showing low lying and vertical shrubbery around the landscaped island to the west of the parking lot and provide a parking lot tree as well as a balance of low lying and vertical shrubbery on the southwest corner of the parking lot in order to meet this standard. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 12 OF 27 Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan submitted shows the refuse container area contained within a screened area. However, the standard requires this area to be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. The site plan does not show the refuse area to be screened with a solid wood fence or masonry wall. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant has not provided information as to how the refuse container will be screened from the parking lot. Therefore, the applicant will be conditioned to submit a plan showing the refuse container area to be enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Provide information as to type, size, spacing and branch width at maturity for street trees. • Submit a plan showing the east and south property lines to be screened to a minimum of the "C" buffering combination according to Table 18.745.2 of the Tigard Development Code. In addition, the applicant will be required to plant all trees within the buffer and landscaped areas (east, south and west) at a minimum 2 1/2 -inch caliper. • Submit a plan showing low lying and vertical shrubbery around the landscaped island to the west of the parking lot and provide a parking lot tree as well as a balance of low lying and vertical shrubbery on the southwest corner of the parking lot in order to meet this standard. • Submit a plan showing the refuse container area to be enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 13 OF 27 Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is accessed from the parking lot and is visible in order to enhance security for users. The proposed refuse container will not occupy any parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted detail of the trash enclosure or refuse container. If the enclosure must be outside (due to the size and volume of trash anticipated), the applicant must submit details addressing the Mixed Solid Waste & Recyclables Storage design standards in order for Staff to determine that this standard has been met. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 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 H DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 14 OF 27 The parking lot associated with this project at the furthest point away from the proposed building is 71 feet. The building itself is proposed to be 10,400 square feet. The applicant has proposed 9,800 square feet of the building will be used for office and 600 square feet will be used for an eating and drinking establishment. The parking ratio for office use is 2.7 spaces per 1,000 square feet. The parking ratio for eating and drinking establishments is 15.3 spaces per 1 ,000 square feet. Therefore, only 35 parking stalls are required and 36 parking stalls have been proposed. This standard has been 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 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is considered a mixed-use project with 9,800 square feet of office space and 600 square feet of eating and drinking establishment. According to the standard above, and based on the minimum parking requirements for office and eating and drinking establishments, the proposed building will only be required to provide 90 percent of the secondary use, i.e., eating and drinking establishments. Therefore, the proposed building is required to provide 28 parking spaces. The applicant has provided a total of 36 spaces. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot associated with the office building has a total of 36 parking spaces. Therefore, the applicant will be required to reserve 5 percent of the proposed parking for carpool/vanpool parking. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 15 OF 27 Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 36 parking spaces, therefore, two (2) van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show two (2) ADA spaces that will be 9 feet wide with an 8-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.13, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and access is not proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The interior drive is two-way and is marked appropriately with arrows showing direction of vehicular traffic. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant is providing wheel stops on all of the parking stalls, located three feet back from the front of the stalls. 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. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 16 OF 27 The applicant's plans indicate that the parking spaces will be 9 feet by 18.6 feet. The access aisle will be 24 feet wide. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional sins shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan shows a proposed 3-stall bicycle rack located 28 feet from the main entrance on the north side of the building. However, the landscape plan shows the same area heavily landscaped with no room for a bicycle rack. 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 and 1 .0 spaces for every 1,000 square feet of eating and drinking establishments. Therefore, the proposed building will be required to provide a 6-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 required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased-except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet and 1.0 spaces for every 1,000 square feet of eating and drinking establishments. Therefore, the proposed building will be required to provide a 6-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 General Office Uses is 2.7 spaces per 1,000 square feet and the minimum parking for eating and drinking establishments is 15.3 spaces per 1,000 square feet. Based on a 10,400 square foot building, of which 600 square feet is considered eating and drinking establishment, the applicant is therefore required to provide a minimum of 35 parking spaces. The plans provice 36 parking spaces, therefore, this standard has been met. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 17 OF 27 Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built uf altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is greater than 10,000 square feet, therefore, the applicant is required to provide one (1 ) loading space. 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: • Submit a plan showing 5 percent of the proposed parking reserved for carpool/vanpool parking. • Submit a plan showing a clearly marked area for the proposed bicycle rack. • Submit a plan showing a 6-stall bicycle rack. • Submit details of the bicycle rack to be used. • Submit a plan showing one (1) loading space according to 18.765.080 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. The applicant has submitted an arborist report regarding the removal and mitigation of trees on the site. The Tigard Community Development Code requires that if 50-75 percent of trees greater than 12-inches are being retained, 50 percent of those trees being removed must be mitigated. According to the arborist report, only two trees on the site are over 12-inches in diameter. The applicant proposes to remove one redwood tree that is 37-inches in diameter. Therefore, the applicant will be required to mitigate for 18.5 inches. FINDING: Because the applicant has not provided a tree removal and protection plan by a certified arborist, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit tree mitigation plan. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 18 OF 27 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained between 3 and 8 feet in height at the vehicular access of the property. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the rovisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building has a 11-foot buffer from the nearest adjoining property, thus, providing adequate light and air circulation. The Building Division has made fire-fighting considerations later in this decision. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 19 OF 27 E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. The City of Tigard Police Department has reviewed this project and requests a detailed lighting plan for the exterior. FINDING: Based on the Police Departments recommendations, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a detailed lighting plan for the exterior of the building. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street, which is not on Tri-met transit routes, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. 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: The following table compares the dimensional requirements with the proposed requirements. As can be seen from the table below, the proposal fully complies. STANDARD MUE ZONE PROPOSED Minimum Lot Size None 27,200 sq. ft Minimum Lot Width 50 ft. 160 ft. Minimum Setbacks - Front yard Oft. 9 ft. - Side facing street on corner & through lots [1] 0 ft. 0 ft. - Side yard 0/20 ft. [3] 11 ft. - Rear yard 0/20 ft. [3] 75 ft. Maximum Height 45 ft. 26 ft. Maximum Site Coverage [2] 85% 85% Minimum Landscape Requirement 15% +15% Maximum Floor Area Ratio 40% 38% [1] The provisions of Chapter 18.795(Vision Clearance) must be satisfied. 2 Includes all buildings and impervious surfaces. 3 No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. 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: NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 20 OF 27 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 rtion of an existing street shall be dedicated and improved in accordance with the Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW south of the centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. SW Beveland Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to this site. The applicant's plans indicate they will construct these improvements. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing the half-street improvement in SW Beveland Street, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line that presently terminates approximately 160 feet west of this site on SW Beveland Street. The applicant's materials indicate that a group of local property owners may form a joint venture to extend the public sewer line easterly in SW Beveland Street. Staff is not aware of such a joint venture being formed. Regardless, for this project to move forward, it will need to have service from the public sewer line. In order to obtain service from the public sewer line, the main line will need to be extended at least to the eastern boundary of this site in SW Beveland Street. Therefore, if the joint venture is not formed, this applicant will be required to extend the 8- inch main line in SW Beveland Street to the eastern boundary, as a part of this project. 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 NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 21 OF 27 provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The topography of the site slopes to the southwest and there are no public stormwater systems that discharge water onto this site. The applicant's plan shows that they will collect all of the onsite water at the southwest corner of the site, then discharge out to a new 12-inch public main line in SW Beveland Street. The onsite system will adequately accommodate any runoff that flows onto this site from the adjacent developed parcel. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) 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. As was stated above, the applicant proposes to collect the stormwater at the southwest corner of the site before discharging into SW Beveland Street. They plan to detain the stormwater in a 36-inch onsite detention pipe. The preliminary calculations for this pipe indicate sufficient capacity for this site. Staff notes that the applicant's materials show the new 12-inch public storm drainage line in the street will be installed by "others". The applicant is hoping that the joint venture spoken to for the public sanitary sewer line will also jointly pay for the extension of the public storm drainage line. Again, if this venture is not formed, the applicant will be required to extend the public storm drainage line westerly in the street to the eastern boundary of this site. The proposed alignment of the future 12-inch public storm line in SW Beveland Street would also not be approved as drawn. The plan shows the main line on a diagonal alignment down the street. Public storm drainage lines must be parallel with, and 5 feet away from, the face of the curb. This is a design detail issue, but the applicant should be aware of this standard in the event they need to prepare construction plans for the public storm drainage line. 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. This partition does not adjoin any future bikeway. Therefore, this standard 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. This partition does not adjoin any future bikeway. Therefore, this standard 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. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 22 OF 27 This partition does not adjoin any future bikeway. Therefore, this standard 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. There are existing overhead utility lines along the frontage of SW Beveland Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 160 lineal feet; therefore the fee would be $4,400.00. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was submitted by Lancaster Engineering, dated November 28, 2000. The intent of the report was to determine the impact of the new traffic on two majoE intersections in the Tigard Triangle: SW 72 Avenue/SW Dartmouth Street, and SW 68 Parkway/SW Dartmouth Street. Both intersections are nearing capacity and the City Council has determined that all developments in the Triangle that contribute new trips to these intersections, will pay a fair share portion of the future signalization. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72 Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 23 OF 27 Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that thi project will generate approximately 5 PM peak hour trips to the intersection of SW 72' Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,311 vehicles, the project impact is 0.30%. Therefore, based on simple proportions, the project contribution to this intersection is $5,455.00. Likewise, the Lancaster report shows that tile project will generate approximately 2 PM peak hour trips at the intersection of SW 68h Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,141 vehicles. The impact from this development is approximately 0.09%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $1,200.00. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line located in SW Beveland Street. The applicant will need to coordinate with TVWD with regard to service for the new building. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of the site permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA 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 intends to treat their onsite stormwater with a Stormwater Management Catch Basin Stormfilter unit. These units have been approved for use, as Stormwater Management has been able to show that they achieve the 65% phosphorus removal requirement of the USA standards. The City will also require the applicant to enter into a maintenance contract with Stormwater Management to ensure that the unit will be maintained as recommended by the manufacturer. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A grading plan will be required as a part of the construction plan submittal. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 24 OF 27 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. 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 $28,683 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 $89,634 ($28,683 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 $60,951. The applicant has proposed to construct half street improvements along SW Beveland Street since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $30,655 (160 p feet x $150 per linear foot $24,000 + 6,655 for signalization), thus it is roughly proportional to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and has no objections to it. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 25 OF 27 The City of Tigard Advanced Planning Division has reviewed the proposal and has offered the following comment: • Tigard Triangle Design Standards apply including Floor area ration for MUE. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: • Request detailed lighting plan for exterior. SECTION VII. AGENCY COMMENTS Washington County Department of Land Use and Transportation has reviewed the proposal and has no objection to it. Oregon Department of Transportation has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: • The minimum required fire flow is 2753 gpm @ 20 psi (see attached calculations). Documentation shall be provided that indicates the minimum fire flow is available at the required fire hydrants. (UFC Appendix III-A) • A minimum of 2 fire hydrants shall be provide for this building (see attached calculations). Required fire hydrants shall be located within 250 feet of all portions of the exterior of the building. (UFC 903.4) • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • 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) • 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) • 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 Internet, go to www.tvfr.com, choose "Fire Prevention", then choose "New Construction". (UFC Appendix III-F) NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 26 OF 27 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 23, 2001 AND BECOMES EFFECTIVE ON APRIL 7, 2001 UNLESS AN APPEAL IS FILED. T�A eal: cision 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 18.390.040.6.2. 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 APRIL 6, 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. March 23, 2001 PR 'ARED BY: Mathew 6eidegg DATE Assistant Planner March 23, 2001 - APPROVED BY: Richard H. 4ersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2000-00019.dec.dot NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 27 OF 27 IIII I CITY of TIGARD ■ -- I — < .. -1 I GEOGRAPHIC INFORMATION SYSTEM r" ELMHURST ST 1 - — VICINITY MAP ile ia HERMOSO 7 1 lairmili 4 � S DR2000-00019 FRANKLIN ST - BELANO - SHIM OFFICE sr SITE J _L_ �� ...r BUILDING ii i r ND ST .a, • Ci Z --- -"---- • L GONZAGA _ ST --J' �- i�- : - -.. y'w r SW _ '!/• HAMPTON ST 7� J II z • N I 0 100 200 300 400 500 Feet 1".378 feel ST � City of Tigard iiik,, Information on this:Tap is Mr general location only and �1� should be verifetl with the Development Services Division 13125 SW Hall Blvd r------1 Tigard,OR 97223 Q V S S — _., / i (50363&1171 / http://www.ci.tipard.or.us Community Development Plot date: Feb 7,2001;C:\magic\MAGIC03.APR BEVELAND STREET •3 E 4 O i ,w ��.M I I igi..I IkaMiniffiiraAl IIM W■ % %. t - 1 0 7:—/-6-- . —1 10 71 VEll_ \\._ . i 0 .6-0 Spy 1 __ _I r#11 i ] PROPOSED TWO STORY IIL. 412i-- '� • _ D Imm , • • — --1 Iii Li. a [/// ,\ II I n�arna • OR/VEWAY 0 mi‘■ ® L 0 , _, __ __. 1.1.. _' ' 411,V.11 %.., 1 • Aik CITY TIGARD CITY OF TIGARD T SDR2000-00019 SITE PLAN N SHIM OFFICE BUILDING (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00019 CITY OF TIGARD SHIM OFFICE BUILDING Community(Development ShapingA Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SHIM OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2000-00019 PROPOSAL: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. OWNER: Steve and Janet Shim APPLICANT: Same 14347 SW Koven Court Tigard, OR 97224 LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, CRITERIA: 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. 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 MARCH 23, 2001 AND BECOMES EFFECTIVE ON APRIL 7, 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 APRIL 6, 2001. 1 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. - 1 I ELMHURST ST "' r- 14---- l ! ' I VICINITY MAP ii _ [ 1 i _..Y_I _ _ SDR2000-00019, ir -__ E4:: SITE H SHIM OFFICE i .., \�T . J 1 BUILDING -\ T i ••X11 l—MMf TOOf+l -— -- .. ,• \ I ) ' N _I ,_ �_ 8T • `� i I �� Ciy of Tigard 17126 Sw no Ix. BEVELAND STREET 1 - t - in ,I ' SIC 41 A i \. %1 MP ga" - flm3osroar �„ Ep EY. n 0 &tir"---,,p_f_i-71- -I ail \` OR/lEWA Y Is._ __ _ k g 0 II 4 -. ._ CITY OF TIGARD t SDR2000-00019 SITE PLAN N SHIM OFFICE BUILDING (Map is not to scale) NOTICE TO MORTGAGEE, LIEN DER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROM PTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION DEVELOPMENT REVIEW CITY OF OP TIGARD Community cDevelapment Shaping Better Community DATE OF NOTICE: February 8, 2001 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00019 FILE TITLE: SHIM OFFICE BUILDING PROPOSAL: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed- use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. 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 FEBRUARY 22, 2001. All comments should be directed to Mathew Scheideci er. 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 MARCH 15, 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 Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." -- >•---I 1 - "oL.CITY of TIGARDY )II I II_.- -. ,BURST ST ---- I I ' VICINITY MAP i . 111 J SDR2000-00019 —�--`- _ V SHIM OFFICE 111 1...: J , IL I 1 1 h-i ' SW Nk > � 1-----1 •q \ I1 j� •N t., no __ 1 __ , 1 N■-_1- 1 ti, ,' ", City of Tigard 1 ] I \ —_____�_sit •--11 _ — — , VAReis 03/23/01 14:43 FAX 5038463641 UNIFIED SEWERAGE AGENCY 2001/001 U A f f UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: March 23, 2001 TO: Mathew SEreide;ggpy, ity of Tigard FROM: Lee Wa r, USA --e-----------. SUBJECT: Shim Office STORM SEWER Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer must provide a water quality facility to treat both the public and the private impervious surface being constructed as part of this development (includes the widening of Beveland Street. EROSION CONTROL An erosion control permit is required. 155 North First Avenue, Suite 270, MS 10 Phone: 503/846-8621 Hillsboro, Oregon 97124-3072 FAX: 503/846-3525 DATE: March 16, 2001 —1 PLANS CHECK NO. PROJECT TITLE: COUNTYWIDE SHIM OFFICE BUILDING TRAFFIC IMPACT FEE WORKSHEET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: I I CITY/ZIP/PHONE: TAX MAP NO.: SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 213.00 X BUSINESS AND COMMERCIAL $ 54.00 THIS IS AN ESTIMATE X OFFICE $ 195.00 INDUSTRIAL $ 205.00 INSTITUTIONAL $ 88.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY DEFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. WEEKEND AVG TRIP RATE 710 A/832 Office Gen,/Restrant 16.31/ 100 BASIS: Applicant proposes construction of a new building consisting of 9,800sq. ft. office and 600 sq. ft. eating establishment. CALCULATIONS: TIF = Avg.Trips X T.G.S.F. X Rate /Trip $3,240 100 X .6 X $54 Restaurant $31,168 16.31 X 9,8 X $195 Office new $5,725 6.31 X 1.8 X $195 Office Demo * $28,683 Transit AMT = Trips Generated X $16 $ 3,056 = 191 X $16 PROJECT TRIP GENERATION: 191 FEE: $ 28,683 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: credit applied for demo of exiting 1,800 sq.ft. office ROAD AMT.: $ 25,627 TRANSIT AMT.. $ 3,056 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 MEMORANDUM CITY OF TIGARD, OREGON DATE: March 16, 2001 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer • p RE: SDR 2000-00019, Shim 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 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW south of the centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. SW Beveland Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to this site. The applicant's plans indicate they will construct these improvements. ENGINEERING COMMENTS SDR 2000-00019 Shim 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 the half-street improvement in SW Beveland Street, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line that presently terminates approximately 160 feet west of this site on SW Beveland Street. The applicant's materials indicate that a group of local property owners may form a joint venture to extend the public sewer line easterly in SW Beveland Street. Staff is not aware of such a joint venture being formed. Regardless, for this project to move forward, it will need to have service from the public sewer line. In order to obtain service from the public sewer line, the main line will need to be extended at least to the eastern boundary of this site in SW Beveland Street. Therefore, if the joint venture is not formed, this applicant will be required to extend the 8-inch main line in SW Beveland Street to the eastern boundary, as a part of this project. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 2 Unified Sewerage Agency in 2000 and including any future revisions or amendments). The topography of the site slopes to the southwest and there are no public stormwater systems that discharge water onto this site. The applicant's plan shows that they will collect all of the onsite water at the southwest corner of the site, then discharge out to a new 12-inch public main line in SW Beveland Street. The onsite system will adequately accommodate any runoff that flows onto this site from the adjacent developed parcel. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) 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. As was stated above, the applicant proposes to collect the stormwater at the southwest corner of the site before discharging into SW Beveland Street. They plan to detain the stormwater in a 36-inch onsite detention pipe. The preliminary calculations for this pipe indicate sufficient capacity for this site. Staff notes that the applicant's materials show the new 12-inch public storm drainage line in the street will be installed by "others". The applicant is hoping that the joint venture spoken to for the public sanitary sewer line will also jointly pay for the extension of the public storm drainage line. Again, if this venture is not formed, the applicant will be required to extend the public storm drainage line westerly in the street to the eastern boundary of this site. The proposed alignment of the future 12-inch public storm line in SW Beveland Street would also not be approved as drawn. The plan shows the main line on a diagonal alignment down the street. Public storm drainage lines must be parallel ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 3 with, and 5 feet away from, the face of the curb. This is a design detail issue, but the applicant should be aware of this standard in the event they need to prepare construction plans for the public storm drainage line. 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 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 ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 4 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Beveland Street. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 160 lineal feet; therefore the fee would be $ 4,400.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was submitted by Lancaster Engineering, dated November 28, 2000. The intent of the report was to determine the impact of the new traffic on two major intersections in the Tigard Triangle: SW 72" Avenue/SW Dartmouth Street, and SW 68th Parkway/SW Dartmouth Street. Both intersections are nearing capacity and the City Council has determined that all developments in the Triangle that contribute new trips to these intersections, will pay a fair share portion of the future signalization. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 5 estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that this project will generate approximately 5 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,311 vehicles, the project impact is 0.30%. Therefore, based on simple proportions, the project contribution to this intersection is $5,455.00. Likewise, the Lancaster report shows that the project will generate approximately 2 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,141 vehicles. The impact from this development is approximately 0.09%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 1,200.00. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line located in SW Beveland Street. The applicant will need to coordinate with TVWD with regard to service for the new building. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of the site permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA 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 intends to treat their onsite stormwater with a Stormwater Management Catch Basin Stormfilter unit. These units have been approved for use, as Stormwater Management has been able to show that they achieve the 65% phosphorus removal requirement of the USA standards. The City will also require the applicant to enter into a maintenance contract with Stormwater ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 6 Management to ensure that the unit will be maintained as recommended by the manufacturer. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A grading plan will be required as a part of the construction plan submittal. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 7 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 and any other work in the public right-of-way. Five (5) 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. 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. Suite numbers will then be assigned by the City and the address fee will then be calculated, which must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Kit Church, Engineering). ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 8 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 Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street (Tigard Triangle Design Standards) from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; 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 Beveland Street in a safe manner, as approved by the Engineering Department. A profile of SW Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. If the proposed property owner joint venture is not formed, the applicant's construction plans shall show that they will extend the 8-inch public sanitary sewer line easterly in SW Beveland Street to the eastern boundary of this site. The main line extension shall be constructed by the applicant as a part of the public improvements for this project. If the proposed property owner joint venture is not formed, the applicant's construction plans shall show that they will extend a public storm drainage line easterly in SW Beveland Street to the eastern boundary of this site. The main line extension shall be constructed by the applicant as a part of the public improvements for this project. The actual size of this storm drainage line can be resolved as a part of the construction plan review phase. 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. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 9 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 "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of a building permit, additional right-of-way shall be dedicated to the Public along the frontage of SW Beveland Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. Prior to issuance of a building permit, the applicant shall pay to the City $5,455.00 for their proportionate share of the future signalization of the intersection at SW 72nd Avenue/SW Dartmouth Street. Prior to issuance of a building permit, the applicant shall pay to the City $1,200.00 for their proportionate share of the future signalization of the intersection at SW 68th Avenue/SW Dartmouth Street. 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. ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 10 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 Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4,400.00 and it shall be paid prior to a final building inspection. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management for the proposed onsite storm water treatment facility. \eng\brianr\com m ents\sdr\sdr2000-00019 doc ENGINEERING COMMENTS SDR 2000-00019 Shim Office Building PAGE 11 MEMORANDUM TO: Matt Sheidegger I FROM: Matt Stine, City Forester RE: Shim Office Building DATE: February 12, 2001 Matt, As you requested I have provided some comments on the "Shim Office Building" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. TREE PROTECTION DEVICES 18.745.030 E. PROTECTION OF EXISTING VEGETATION. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). 1.1. All tree protection devices shall be located on the Tree Protection Plan. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 20% of its root system disturbed by construction activities shall also be protected. 1.2. Details and specifications are required as to how the trees will be protected on site. The details and specifications are included in this memo. 1.3. Provide a construction sequence including installation and removal of tree protection devices, clearing, grading, or installation of sediment and • erosion control measures, and other activities that may be required to implement the tree protection measures. 1.4. Include in the notes on the final set of plans that equipment, vehicles, machinery, dumping or storage, or other construction activities, burial, burning, or other disposal of construction materials must not be located inside of any tree protection device or outside of the limits of disturbance where trees are being protected. No grading, filling or any other construction activity may occur within the tree protection devices at any time or outside of the limits of disturbance where trees are being protected unless approved by the City Forester. 1.5. All tree protection devices shall be: • Visible. • Well-anchored. • Approved in the field prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 1 .6. All tree protection devises shall be constructed according to the attached illustrations (Figures D-5 and D-6). 1.7. To determine the size of the tree protection zone follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 'A feet above the ground, allow 1foot of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the dripline of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the dripline method, whichever is greater. 1.8. Identify, on the Tree Protection Plan, the location of the stockpile area and the staging area (if different from the stockpile area). 1.9. All of this information must be included in the final plan's notes or drawings. • Specifically relating to this project are numerous trees that are designated on the Site Analysis Plan as being protected. w , • Each tree's Critical Root Zones must be protected from grading, filling, and soil compaction. Tree protection fencing may, therefore, be located within the limits of disturbance. • The tree protection area must be evaluated by an International Society of Arboriculture Certified Arborist to determine if there are any hazardous trees that will threaten new homes and yards. Any trees that are considered to be hazardous that may threaten a new home or yard must be removed before the lot is occupied. The debris from the tree(s) after it has been fallen must remain onsite (within the tree protection zone). 2. TREE SPECIES SELECTION & PLANTING 18.745.030 C. INSTALLATION REQUIREMENTS. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. G. CONDITIONS OF APPROVAL OF EXISTING VEGETATION. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. 2.1. It is recommended that all tree planting follow the guidelines set forth by the International Society of Arboriculture's tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. I recommend that these guidelines be followed and adhered to at all times. 2.2. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. 2.3. I recommend that all of this information be included in the final plan's notes or drawings. If you have any questions please call me anytime. Thank you for requesting my comments on this project. Sincerely, Matt Stine City Forester ANCHOR POSTS SHOULD BE HIGHLY VISIBLE MINIMUM 2" STEEL U CHANNEL FLAGGING ATTACHED TO TOPS OR 2"X2"TIMBER,6' IN LENGTH OF ANCHOR POSTS MAXIMUM 8 FEET USE 2"X4"LUMBER FOR CROSS BRACING ---►• �i ��rrrii�ir r iii _■.■w■a I•■.■a■?.■ri■�■■T_i �■I_•_ iri iwwrirrr ►I MI iiti rrirr riw��i�►iww�r r i r��ri ir.�r ■.■�■� �■.■�■�1.■!■�11� ■•■•■• rw�rw�rrwrrwirrrir rr�rr •■ 1.1 orms .1.Im■s■a7■■1•I/U i wr ii r�►i w r i r i,��►w i i wi w r i 1•■••011■•111 �■•i.I.I l.■NI■I M 101111• 4 FEET i.�w�►��rirrw rrr� rriNY IZZITM∎ra�■il■a/g/i■ il N■�■ MINIMUM 111111111111111111•111•111 I•■•1•w■�=■�■■■■■■L�■•■w■� rw.mmwrrwwwr /rrw■■e■■TTri�►.�r 11111■.■11111■11• 0111■r■.■ti■■■■s■■■■ ■�■■■■� ..moner r /mow,r A r s/w w∎ rrar w r w w .■.II_■_ ■•■/I�■•■•■•■- _.■■.l_ wi���riwr �rr�w ff.�■�■�■� a■:"isu e. :1?f■mu•• r r�r�► ��rr�r r r r r�rii� V•\/A, ,\"�f' ,r..,. , . ,, 7. i \ ANCHOR POSTS MUST BE INSTALLED TO A DEPTH OF NO LESS THAN 1/3 THE TOTAL HEIGHT OF POST • USE 8"WIRE TO SECURE FENCE BOTTOM Notes: 1. Blaze orange or blue plastic mesh fence for forest protection device, only. 2. Boundaries of Retention Area will be established as part of the forest conservation plan review process. 3. Boundaries of Retention Area should be staked and flagged prior to installing device. 4. Avoid damage to critical root zone. Do not damage or sever large roots when Installing posts. 5. Protection signs are required. 6. Device should be maintained throughout construction. Source:Adapted from Prince George's County,Maryland:Woodland Conservation Manual and Forest Conservation Manual, 1991 Plastic Mesh Tree Protection Fence Figure D-5 D - 6 • ANCHOR POSTS SHOULD DE HIGHLY VISIBLE MINIMUM 2" STEEL U CHANNEL FLAGGING ATTACHED TO TOPS OR 2"X2" TIMBER,6'IN LENGTH OF ANCHOR POSTS MAXIMUM 8 FEET USE 2"X4"LUMBER FOR CR055 BRACING iiir��wrii�ii ri �ri ws■■ss ._ wll■sw■srw■■lsssf■ri'tT_■.._■w ws•s=•=1 sslsws■l minnSlssss ws•swssl .�.�w��.i ii r w w.e►w�r i w�w���w� w■slsslu sfi■sls•■wIw■■lssss■w �■s■Iw■w STREErallimairilliamilmaimmo •l111■11111■w w■■lwswlw■sllw■w 4 FEET w■s■swslss i Efailwsw■sslwslsTN■misw■w MINIMUM _mows= wsmswsst�wsslsw■ wsslswsw i._I■_._iii��iii��w NU• �� w■III■w■tw fit■l.■ws.■•■w■w mom= w .�w.rwiww �iw�► w�r� _..Iw■wl w■Ils■st�w■�s�■ITN■slI•UN inwr— I .NOO !' ,00 ANCHOR POSTS MUST BE INSTALLED TO A DEPTH OF NO LESS THAN 1/3 THE TOTAL HEIGHT OF POST USE 8"WIRE 'U' TO SECURE FENCE BOTTOM Notes: 1. Blaze orange or blue plastic mesh fence for forest protection device,only. 2. Boundaries of Retention Area will be established as part of the forest conservation plan review process. 3. Boundaries of Retention Area should be staked and flagged prior to installing device. 4.Avoid damage to critical root zone. Do not damage or sever large roots when Installing posts. 5. Protection signs are required. 6. Device should be maintained throughout construction. Source:Adapted from Prince George's County,Maryland:Woodand Conservation Manual and Forest Conservation Manual,1901 Wire Tree Protection Fence Figure D:6 D - 7 r ~� REQUEST FOR COMMENTS ` „� ' • � ) CZ�� CRY OF TIOARD �,` • �� ��Q p (:ofu.munTGy gJc I,e(apvrent ,S'Itnptnt/�! ( etter(c nrnnrrrfy DATE: �'41ebruary 7,2001 TO: -S Steve Conway,Washington County Department of land Use&Transportation FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheldegger,Assistant Planner[x81]) Phone: (503)639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW (SDR) 2000-00019 Y SHIM OFFICE BUILDING Q r REQUEST: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 13,705. 18.725, 18.745, 18.755, 18.765, 18.790, 13.795 and 18.810. • — --i Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans 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 DEED YOUR COMMENTS 13!!■CK 21,2001. You may use the space provided below or attach a separate letter to return your comments. If you trri ie to respo cnflqy 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. of our office Please contact Please refer to the enclosed letter, Written comments provided below: -IA • • 1,.,40/1 _vc(S4--C_4 /--)A.=-e/-7Z7 7Z7 ,6:v,„ �fvoTCc G&e nlLo,vit ,nf,,,,,atio&l. Name of Person(s) Commenting:_ G - /le`t - t L f (s) CO - `t l�Phone Numbers : 170 20 BJtJd /621178920S:01 8062-9178-20S neeS f180 ONtI1 ODHSUM:WOeId 90:TT T O 177 82� WASHINGTON COUNTY DEPARTMENT OF LAND USE AND TRANSPORTATION LAND DEVELOPMENT SERVICES DIVISION ISS N. FIRST ST., 8350-13 • 1-I111-SBORO, OR 97124 PHONL (S03) 816-0761 - FAX: (503) 846-2908 WWW.Co.WASHINC1 ON.OR.US FACSIMILE TRANSMITTAL SHEET Hi FAX NUMBER: S U i; _6 S_I_._ 7zj_7..... PHONE_ FROM: .1 i .. eeL -- --- -- PHONE: — DATE: /� 1C>( —,_- TOTAL NO. OF PAGES INCLUDING COVER: 71 If all pages do not arrive In legible form, please contact us by telephone at(503) 846-8761. RE: ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE ❑ AS REQUESTED ^-r_^—t,_.2aM"-_,.-i.-----,c w...: .a..... - u-ti-r.L_:.•ns==+., ......_ NOTES/COMMENTS: t20/T0:390d L62Ltk8920S:01 8062-968-20S 0d3S 030 ONU1 09HSUM:NO d 90:TT TO bT-83d 02/16/01 10: 32 FAX 1 503 731 8259 ODOT RG 1-FLANDERS [2001/001 REQUEST FOR COMMENTS ,4"' CITY Or TIGARD Community Development ,Shaping)Better Community DATE_ February 7,2001 i� Qt.. C A-T;s y - Sonia en,OevelOJ1ment Review Coordinator / ad o RECEIVED PLANNING Fop( r b City of Tigard Planning Division FEB 1 6 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3171 CITY OF TIGARD Phone: 15031639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW (SDR) 2000-00019 • . . ➢ SHIM OFFICE BUILDING < REQUEST: The applicant iS,:requesting approval to construct a two-story_office building of approximately 10,400 square feet to replace an existing 4%je.-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, -1.[Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is esigne o apiply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail c:oods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing al. a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans 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: FEBRUARY 21. 2001. You 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. *' We have reviewed the proposal and have no objections to it. - ` O of our office. Please contact Please refer to the enclosed letter. Written comments provided below: • T ■ 1 ■ c I y!.■ PORTtAI4D OR 97209-4037 1(Necue provide t&lotlou ing information)Name of Person(s) Commenting: Phone Number(s): 553 REQUEST FOR COMMENTS CITAi. 1IGARD Community'DeveCopment ShapingA Better Community DATE: February 1,2001 TO: Nadine Smith,Advanced Planning Supervisor RECEIVED PLANNING FROM: City of Tigard Planning Division FEB 1 6 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3111 CITY of rIGA Phone: 15031639-4111/Fax: 15031684-1291 pa SITE DEVELOPMENT REVIEW (SDR) 2000-00019 ■• SHIM OFFICE BUILDING REQUEST: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans 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: FEBRUARY 21, 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. 1/ Written comments provided below: /, T99�7F Z. �CSQi1 ,>"9,7dr�S 911/ / /&/z/o F4oror�eq /Q4 �� Kv4/6 , , (c(ease provide thefo[Couing information)Name of Person(s) Commenting: IPhone Number(s): I • REQUEST FOR COMMENTS CITE TIGARD Community'Development Shaping Better Community DATE: February],2001 TO: Michael Miller,Operations Utility Manager RECEIVED PLANNING FROM: City of Tigard Planning Division FEB 0 8 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3171 CITY OF TIGARD Phone: (503)639-4171/Fax: (503)684-7291 SITE DEVELOPMENT REVIEW (SDR) 2000-00019 A- SHIM OFFICE BUILDING REQUEST: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans 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: FEBRUARY 21. 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: 721/5 /S 1k)' r, n! 711.6 '1J (/4/ 7 (al.�6 - %�t`�7"l%✓c;7(Please provide the following information)Name of Person(s) Commenting: Pier I Phone Number(s): j- 1 Atte REQUEST FOR COMMENTS CIT O TIGARD Community cDevetopment Shaping Better Community DATE: February 7,2001 TO: liohn Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: ' City of Tigard Planning Division FEii 0 8 2001 STAFF CONTACT: Mathew Scheideggerl Assistant Planner 1x3111 CITY OF TIGARD Phone: 15031639-4171/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW (SDR) 2000-00019 SHIM OFFICE BUILDING REQUEST: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans 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: FEBRUARY 21, 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: ( e provide the fofowing information)Name of Person(s) Commenting: I Phone Number(s): 1)3 I �. REQUEST FOR COMMENTS CIT O 1 Iii TIOARD Community DeveCopment Shaping A Better Community DATE: February 1,2001 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division FEB 0 9 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 CITY OF TiGARD Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW (SDR) 2000-00019 ■ SHIM OFFICE BUILDING REQUEST: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans 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: FEBRUARY 21, 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. V Written comments provided below: 9x (Q' Co1 GpQ4(p ko\) t tiAk) A S\)\°"\ e e%\(*kv3 n cif e.�'re�(�v(. 00)6A- v\o\--eck. (PCease provide the fo(Co•wing information)Name of Person(s) Commenting: v t*^ W o\Q' 'Phone Number(s): 1.13 REQUEST FOR COMMENTS CITY OF TIOARD Community Development Shaping Better Community DATE: February 1,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3171 Phone: [5031639-4171/Fax: (503)684-7291 SITE DEVELOPMENT REVIEW (SDR) 2000-00019 SHIM OFFICE BUILDING REQUEST: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans 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: FEBRUARY 21, 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 thefollo•wing information)Name of Person(s) Commenting: IPhone Number(s): I CITY TIGARD REQUEST FOR COis :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NO(S .: S L ? _'t �' ii FILE NAMES : �`2 , i CJ_ 'µ �7�� CITIZEN INVOLVEMENT TEAMS ); A ; '',.i I4-DAY PENDING APPLICATION NOTICE TO CIT AREA: (Central _last South ]West EProposal Descrip.in Library CIT Book CITY OFFICES .lL LONG RANGE PLANNING/Nadine Smith,Supervisor __ COMMUNITY DVLPMNT. DEPT./Planning-Engineering Techs. //POLICE DEPT./Jim Wolf,Cnme Prevention Officer _✓BUILDING DIVISION/Gary Lampella,Building Official L ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer ✓ WATER DEPT./Michael Miller,Utilities Manager CITY ADMINISTRATION/Cathy Wheatley,City Recorder OPERATIONS DEPT./John Roy,Property Manager __ OPERATIONS DEPT./Matt Stine,Urban Forester ✓PLANNER- TIME TO POST PROJECT SITE! SPECIAL DISTRICTS TUAL. HILLS PARK& REC. DIST.*:/TUALATIN VALLEY FIRE & RESCUE * TUALATIN VALLEY WATER DISTRICT * '- UNIFIED SWRGE.AGENCY * Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15101 SW Walker Road Washington County Fire District PO Box 145 155 N.First Street 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 _ Paylette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA20A) 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(PowennesinArea) _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(DEQ) ODOT,REGION 1 * _Anne LaMountain(lcwURB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) ''Sonya KaZen,Development Review Coordinator _Phil Healy(IGAtuRB) David Knowles,Planning Bureau Do 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(ceAacA)MS 14 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)Ms 15 Portland,OR 97204 _Doria Mateja(ZCA)MS 14 ODOT,REGION 1 -DISTRICT 2A Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 h.\patty\masters\Request For Comments Notification List 2.doc (Revised: 30-Nov-00) Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R, BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R _ METRO AREA COMMUNICATIONS TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann (u Protect is Within''Mile of Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer 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.E.of Rain of 99W) 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). AFFIDAVIT OF MAILING .-AU-Ai CITY OF TIGARD Community(Development Shaping Better Community S7Ar1(E OE ovGoN ) County of'Was Washington )ss. City of Tigard ) I, Patricia L. Lunsforcl; 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 DECISION FOR: SDR2000-00019/SHIM 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 March 23,2001, and deposited in the United States Mail on March 23,2001, postage prepaid. iiiV(--C;liP/ AAIIPA. (Pers7.--at - ''—d Not e/ Subscribed and sworn/affirmed before me on the 3) day of % 2C , 2001. 4" ' OFFICIAL SEAL ., / ►~'^•Tf�?" DIANE M JELDERKS ;i,�'' NOTARY PUBLIC-OREGON COMMISSION NO.326578 I� r� /-4/ MY COMMISSION EXPIRES SEPT.07,2003 ' I ' I ; I I ' $; I ' My Commission Up' . :: 4/6 f 6 EXP NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00019 ••�'�� CITY OF TIGARD SHIM OFFICE BUILDING Community Development Shaping A Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SHIM OFFICE BUILDING CASE NO.: Site Development Review(SDR) SDR2000-00019 PROPOSAL: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. OWNER: Steve and Janet Shim APPLICANT: Same 14347 SW Koven Court Tigard, OR 97224 LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, CRITERIA: 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. 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 (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 MARCH 23, 2001 AND BECOMES EFFECTIVE ON APRIL 7, 2001 UNLESS AN APPEAL IS FILED. A ea : The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 6, 2001. 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. . - __ ' ,I�' VICINITY MAP iiER�Q�I I i I V �� - SDR2000-00019 --� / I I'' h IN _ ST_ 1•- 7_wo — J/I r= SHIM OFFICE a,_..• i Ti I, _ BUILDING —=— -T 1 '"Y Sw — `— -I — J 1 ��- HAMPTON ST ._ 7) AN it T- ------ I 1 I I _ I iii N ST [ r 6. 17- I afy or Tg ard - -- S /- . n BEVELAND STREET •; 1 -__ --'7:*i.laliji .—_'4'aluibAllillb■- irrilhb- pow t �`I e i WM \__ I iwolos•o so.W ill 1 y -s��� �vI i ifs` // / `_ / t� — — I`kik . — Alain ii ^ DRIVEWAY • .� n. ®®®® —& =L =L — • ': CITY OF TIGARD t SDR2000-00019 •.�.p SITE PLAN N 1 SHIM OFFICE BUILDING (Map ao is not to scale) i't .� LXH� 2S 101 AB-02100 2S 101 AC-01000 ANDRUS MICHAEL RYAN GIESZLER JACOB F 7155 SW BEVELAND ST 18206 SW FALLATIN LOOP PORTLAND,OR 97223 ALOHA,OR 97007 2S 101 AB-02000 2S 101 AB-00800 BERMAN JOHN M& HAMPTON PARK LLC SUMMERS MICHAEL L BY WEST COAST MORTGAGE 7175 SW BEVELAND RD#210 5837 JEAN RD TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 101 AB-02300 2S 101 AB-00900 BOLON DEAN N PTON PARK L C 4022 NE LADDINGTON CT BY W CO MORTGAGE PORTLAND,OR 97232 5837 J R E OSWEGO,OR 97035 2S 101 AB-02200 2S 101 AB-01000 CASEY EDWARD L JR&JOANNE F PTON PARK C 7085 SW BEVELAND RD BY - . C• MORTGAGE PORTLAND,OR 97223 5837 J • ' • OSWEGO,OR 97035 2S 101 AC-01400 101 AB-00801 DALBEY KURT H HA ON PARK C BY BEACON HOMES BY WES • • T MORTGAGE 7125 SW HAMPTON 5837 J RI PORTLAND,OR 97223 OSWEGO,O' 97035 2S101AC-00200 2S101AB-01603 DAVIS SHIRLEY A HARLAN BRIAN&MAI 4225 PENN ST 7270 SW HERMOSO WAY LONGVIEW,WA 98632 TIGARD,OR 97223 2S 101 AB-02707 2S 101 AC-01100 EAGLE HARDWARE&GARDEN INC HUGHES JOSEPH PO BOX 1111 7035 SW HAMPTON ATTN:TAX DEPT(TA3) TIGARD,OR 97223 NORTH WILKESBORO,NC 28656 .101 AB-02706 2S 101 AC-01300 EAt HARDWARE& •" DEN INC KAISER FOUNDATION HEALTH PO BO 11 PLAN OF THE NORTHWEST#838 ATTN: I • (TA3) ATTN:GENERAL ACCCOUNTING 11TH FLOO NORTH WILKESB•'• NC 28656 500 NE MULTNOMAH#100 PORTLAND,OR 97232 2S 101 AC-00100 2S 101 AD-03000 ETZEL DAVID M&NADINE M KF LLC 13400 SW DOE LN 7407 SW HUNT CLUB DR TIGARD,OR 97223 PORTLAND,OR 97223 2S1 01 AD-02400 2S 101 AB-02400 GEORGE FOX UNIVERSITY LANFARM LLC ATTN: FINANCIAL AFFAIRS 16869 SW 65TH AVE STE 166 414 N MERIDIAN LAKE OSWEGO,OR 97035 NEWBERG,OR 97132 2S 101 AD-021C0 2S 101 AC-00600 MCCROSKEY JOHN B ROTH JACOB T JR&THERESA A 1380 MORNING SKY CT 12600 SW 72ND AVE LAKE OSWEGO,OR 97034 TIGARD,OR 97223 2S 101 AD-02800 2S 101 AC-01801 MORTON DON R AND CYNTHIA SUE SCHOOL DISTRICT NO.23 BY MAIL MEMONDAY-N JOHANNE 12615 SW 72ND AVENUE 3109 NE BROADWAY TIGARD,OR 97223 PORTLAND,OR 97232 2S 101 AC-00700 2S 101 AB-02201 PAULY SHERMAN R SCRIVNER RONNY E/JILL A LEE JEANNIE C TR 7115 SW BEVELAND ST ROGERS ROY R TIGARD,OR 97223 PO BOX 23684 TIGARD,OR 97281 2S 101 AC-00800 2S 101 AB-02500 ULY SHERMAN R SHIM STEVE S&JANET H LEE NNIE C 14347 SW KOVEN CT ROGERS R TIGARD,OR 97224 PO 236 ARD,OR 97 1 2S 101 AA-09600 2S 101 AC-00701 PEIRCE STEPHEN W& STATE OF OREGON FILE 51801 PEIRCE LYNN L DEPT OF TRANSPORTATION 12560 SW 70TH TRANSPORTATION BUILDING TIGARD,OR 97223 SALEM,OR 97310 2S 101 AA-09108 2S 101 AA-08302 R&D PROPERTY DEVELOPMENT LLC SZAMBELAN PETER J&ELOISE M 12559 SW 69TH AVE 4500 KRUSE WAY#300 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 101 AC-00900 101 AA-08800 ROCKY MOUNTAIN LAND LLC TIG CI F 12540 SW 68TH PKWY STE B 1312 LL PORTLAND,OR 97223 ARD,OR 23 2S 101 AA-08300 2S 101 AA-03800 ROTH J T JR&THERESA TIGARD CORPORATE CENTER 12600 SW 72ND AVE STE 200 LTD PARTNERSHIP TIGARD,OR 97223 ATTN:GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 01 AA-08700 •101 AA-09100 ROT R : RESA TIG•'. CORPORATE NTER 12600 2 • tVE STE 200 LTD PA- ERS • • •RD,OR 97223 ATTN:GR ! '1•ECHT 154•0 •ILLIKAN Y •VERTON,OR 9 • 2 01AA-09800 2S101AD-02900 ROTH JR& RESA TRIANGLE TERRACE LLC 12600 S VE STE 200 12600 SW 72ND AVE#200 T D,OR 97223 TIGARD,OR 97223 2S301AC-019CO WASHINGTON COUNTY SCHOOL DISTRICT NO.23 12615 SW 72ND AVE TIGARD,OR 97223 2S101AC-00400 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 97223 IlAC-00300 WEA MIC LD&GAILB 7075 S b :• 'GA ST RD,OR 97223 2S 101 AB-01900 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND,OR 97223 2S101AB-02800 ZEEK VELMA EDWARDS 7060 SW BEVELAND TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 i:\curpin\setup\labels\CIT East.doc g UPDATED: 29-Sept-00 Sue Rorman 1 1250 SW 82°d Avenue Tigard, OR 91223 John Snyder 11100 SW 82"d Avenue Tigard, OR 91223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7175 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 AFFIDAVIT OF MAILING CITI•YO TIGARD Community'Development Shaping (Better Community STATE OE ogCON ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Wasfiington County, Oregon and that I served the following: {Check Appropnate Box(s)Below) ■ © NOTICE OF DECISION FOR: SDR2000-00019/SHIM 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 March 23,2001, and deposited in the United States Mail on March 23,2001, postage prepaid. di'ilel _ . _^ , , .%5(..- (Person that'P -..red •tice)" L Subscribed and sworn/affirmed before me on the 3v day of , 2001. .- OFFICIAL SEAL '=r`' DIANE M JELDERKS ' NOTARY PUBLIC-OREGON / / "' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 I�J,t. I i I Ill' My Commission Ex s: 7 d EXIT NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00019 CITY OF TIOARD SHIM OFFICE BUILDING Community Development Shaping A Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SHIM OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2000-00019 PROPOSAL: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. OWNER: Steve and Janet Shim APPLICANT: Same 14347 SW Koven Court Tigard, OR 97224 LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, CRITERIA: 18.520, 18.620, 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 V. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 1 OF 27 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1 . Submit a revised landscaping plan that shows a balance between low lying and vertical shrubbery and trees on the east side of the access drive. Also show all trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Shrubbery of a size and quality to achieve the required landscaping or screening effect within two years must be shown along the west side the parking area to be screened. 2. Submit a plan showing the northern elevation containing 144 square feet of ground floor windows, display areas or doorway openings. 3. Submit evidence that the patio entrance will be provided with a weather protection feature such as an awning, canopy, arcade or other feature. 4. Submit evidence of the specific techniques that are to be used in order to screen the roof-mounted equipment. 5. Submit a plan showing all entrances to connect to SW Beveland Street with a concrete walkway. 6. Provide information as to type, size, spacing and branch width at maturity for street trees. 7. Submit a plan showing the east and south property lines to be screened to a minimum of the "C" buffering combination according to Table 18.745.2 of the Tigard Development Code. In addition, the applicant will be required to plant all trees at a minimum 21/2 -inch caliper. 8. Submit a plan showing low lying and vertical shrubbery around the landscaped island to the west of the parking lot and provide a parking lot tree as well as a balance of low lying and vertical shrubbery on the southwest corner of the parking lot in order to meet this standard. 9. Submit a plan showing the refuse container area to be enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. 10. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 11 . Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 12. Submit a plan showing 5 percent of the proposed parking reserved for carpool/vanpool parking. 13. Submit a plan showing a clearly marked area for the proposed bicycle rack. 14. Submit a plan showing a 6-stall bicycle rack. 15. Submit details of the bicycle rack to be used. 16. Submit a plan showing one (1) loading space according to 18.765.080 of the Tigard Development Code. 17. Submit tree mitigation plan. 18. Submit a detailed lighting plan for the exterior of the building. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 2 OF 27 • 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: 19. 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 and any other work in the public right-of-way. Five (5) 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). 20. 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. 21 . 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. 22. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, Engineering Department. Suite numbers will then be assigned by the City and the address fee will then be calculated, which must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Kit Church, Engineering). 23. 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 Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street (Tigard Triangle Design Standards) from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; 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 (it applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the-Engineering Department. 24. A profile of SW Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 25. If the proposed property owner joint venture is not formed, the applicant's construction plans shall show that they will extend the 8-inch public sanitary sewer line easterly in SW Beveland Street to the eastern boundary of this site. The main line extension shall be constructed by the applicant as a part of the public improvements for this project. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 3 OF 27 26. If the proposed property owner joint venture is not formed, the applicant's construction plans shall show that they will extend a public storm drainage line easterly in SW Beveland Street to the eastern boundary of this site. The main line extension shall be constructed by the applicant as a part of the public improvements for this project. The actual size of this storm drainage line can be resolved as a part of the construction plan review phase. 27. 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. 28. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency 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. 29. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 30. Prior to issuance of a building permit, additional right-of-way shall be dedicated to the Public along the frontage of SW Beveland Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 31. Prior to issuance of a building permit, the applicant shall pay to the City $5,455.00 for their proportionate share of the future signalization of the intersection at SW 72nd Avenue/SW Dartmouth Street. 32. Prior to issuance of a building permit, the applicant shall pay to the City $1,200.00 for their proportionate share of the future signalization of the intersection at SW 68th Avenue/SW Dartmouth Street. 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: 33. 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. 34. 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. 35. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,400.00 and it shall be paid prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 4 OF 27 36. To ensure compliance with Unified Sewerage Agency 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. 37. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management for the proposed onsite storm water treatment facility. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the address (7086 SW Beveland Street). Based on this search, Staff found a Site Development Review approval (SDR92-00023) to allow conversion of an existing single family residence for use as an office for a business equipment sales and service company. Location: 7086 SW Beveland Street (WCTM 2S101AB, Tax Lot 2500). No other land-use cases were found. Vicinity Information: The subject site is located on the south side of SW Beveland Street. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The property to the east and south are existing single-family homes. The property to the west is developed as a commercial office building. Site Information and Proposal Description: The site is currently developed with a 1 ,800 square foot office building with associated parking. The proposal is to construct a new two-story 10,400 square foot building with 9,800 square feet of office use and 600 square feet of eating and drinking establishment. The property is located at 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 5 OF 27 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve p ublic streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Design option because Beveland is approximately 2,190 feet. Therefore, Beveland is 4/10 of a mile, which requires between 3 and 4 intersections per mile. Currently there are five (5) intersections on Bevgland. The straight-line distance from the subject property to the closest collector (72' Ave.), is 421 feet. The shortest vehicle and pedestrian trip from the subject property to 72"d Ave. is also 421 feet. Therefore, the performance option has been met. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 6 OF 27 Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. SW Beveland Street is neither a major or minor arterial. Therefore, this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is 9 feet from the property line fronting SW Beveland Street. Therefore, this standard is met. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of landscaping and a concrete walk will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision under 18.745 (Landscaping & Screening). Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance to SW Beveland Street. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The building is oriented to the front of the lot abutting SW Beveland Street. The parking lot is located on the west and south side of the building and occupies 39% of the total frontage. However, Staff is not satisfied that the applicant has provided a landscaped area between the parking lot and SW Beveland Street. The site plan shows the area in question to be missing a balance between low lying and vertical shrubbery and trees, especially on the east side of the access drive. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 7 OF 27 According to the standard above, interior side and rear yards shall be landscaped to an L-2 landscape standard. However, the site plan shows the proposed trees to be planted at a spacing greater than 28 feet, at a 2-inch minimum caliper. The L-2 landscaping standard requires trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Also, no shrubbery is proposed along the west side of the parking lot. The intent of the L-2 Landscaping requirement is to screen the parking area from adjoining properties. Staff is not convinced that the intent is met. Therefore, the applicant will be conditioned to submit a revised landscaping plan that shows a balance between low lying and vertical shrubbery and trees on the east side of the access drive. Also show all trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Shrubbery of a size and quality to achieve the required landscaping or screening effect within two years must be shown along the west side the parking area to be screened. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The round floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the building must have at a minimum of 50 percent of the ground floor wall area be windows. Based on the elevations map, the north elevation, which faces SW Beveland Street, has 288 square feet of wall between 3 and 9 feet of which 144 square feet must be windows, display areas or doorway openings. According to the elevation map, only 132 square feet of ground floor windows/doorway openings is provided. Therefore, the applicant will be required to submit a plan showing the northern elevation containing 144 square feet of ground floor windows, display areas or doorway openings. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The north elevation façade facing SW Beveland Street is less than 50 feet. However, plans show a projection of brick columns on either side of the main entrance. Weather Protection: Weather rotection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. The plans show 3 entrances into the building, 2 at the north end of the building facing SW Beveland Street and 1 entrance on the west side of the building facing the parking lot. Both the main entrance and the parking lot entrances have covered porches, the patio entrance does not. Therefore, the applicant is required to submit evidence that the patio entrance will be provided with a weather protection feature such as an awning, canopy, arcade or other feature. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 8 OF 27 Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building will be red brick and arranged in a particular design and format. The proposed building materials meet this standard. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, the applicant is proposing a flat system with varying parapet heights and pitched roof areas with metal standing seam roof accentuating the main entrances to the building. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has indicated that roof-mounted equipment will be screened according to City standards. However, the applicant has not indicated specific screening measures. Therefore, the applicant must submit evidence of the specific techniques that are to be used in order to screen the roof-mounted equipment. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant is not proposing a sign with this application. Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 9 OF 27 L=1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under 18.745 (Landscaping & Screening). FINDING: Based on the analysis above, the Tigard Triangle Design standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Submit a revised landscaping plan that shows a balance between low lying and vertical shrubbery and trees on the east side of the access drive. Also show all trees to be no less than 2 1/2 inches in caliper and spaced no greater than 28 feet apart. Shrubbery of a size and quality to achieve the required landscaping or screening effect within two years must be shown along the west side the parking area to be screened. • Submit a plan showing the northern elevation containing 144 square feet of ground floor windows, display areas or doorway openings. • Submit evidence that the patio entrance will be provided with a weather protection feature such as an awning, canopy, arcade or other feature. • Submit evidence of the specific techniques that are to be used in order to screen the roof-mounted equipment. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 10 OF 27 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 façade to the sidewalk of SW Beveland Street. However, the "open patio" entrance, also on the northern façade, and the parking lot entrance on the west facade do not connect to SW Beveland Street with a concrete walkway. Therefore, the applicant must submit a plan showing all entrances to connect to SW Beveland Street with a concrete walkway. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; No walkways have been proposed to cross the access drive or parking lot, therefore, this standard does not apply. 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 1 point of access into the parking lot that provides 24 feet of pavement. The access is 30 feet wide at the site entrance. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITION: Submit a plan showing all entrances to connect to SW Beveland with a concrete walkway. 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). NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 11 OF 27 The applicant has not provided enough information for Staff to indicate which trees are meant to be street trees, at what spacing or whether or not the trees will meet the intent of the standard at maturity. Therefore, the applicant must provide information as to type, size, spacing and branch width at maturity for street trees. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. All properties surrounding subject property is zoned MUE. However, the properties to the east and south are existing single-family homes, therefore, according to Table 18.745.2 of the Landscaping and Screening Chapter the property is required to provide a "C" buffer. The applicant has provided a site plan indicating that the proposed building will be buffered from the adjoining east property line with an 11-foot buffer area that will consist of low lying ground cover, 10 shrubs and 4-trees. However, according to the buffering table, a 10-foot buffer area under the "C" option requires a 4-foot hedge and the trees to be spaced at a maximum spacing of 30 feet. According to the site plan, the trees used to buffer the proposed building are from 15 feet to 40 feet and no 4-foot hedge has been proposed. Where the parking lot abuts the east property line, a 6 to 10-foot buffer is required under the "C" buffer option. According to the site plan, the parking lot buffer is not consistent with the code. The parking lot abuts the east property line for a distance of 62 feet, therefore, requiring a 1 of the 3 options of the "C" buffer for the length of the parking lot. The site plan shows a buffer from 4 to 8 feet in width, making it difficult for Staff to determine which option the applicant is using. The portion of the parking lot abutting the south property line is also required to provide one of the 3 options of the "C" buffer. The site plan indicates the buffer is an option 1, which requires a 10-foot buffer with trees spaced at a 15-foot minimum and a 30-foot maximum, shrubs and a 4-foot hedge. However, the tree spacing is inconsistent, and no 4-foot hedge has been proposed. No buffer according to table 18.745.1 of the Tigard Development Code is needed along the west property line. However, the west property line is subject to 18.745.050.E.1 (Screening and landscaping of parking and loading areas). Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking that is visible from SW Beveland Street has been conditioned earlier in this decision to be screened by a landscaping buffer equal to the L-1 landscaping standard of the Tigard Triangle Design standards. The applicant is proposing landscaped islands containing one tree for every seven spaces with low-lying ground cover. However, the standard calls for a balance between low lying and vertical shrubbery. The applicant has not satisfied the provision on the west-side of the parking lot. The site plan shows the landscaped island to the west with one unidentified tree with no low-lying or vertical shrubbery. The southwest corner of the parking lot is landscaped with a type of ground cover and no parking lot tree or shrubbery. The applicant will, therefore, submit a plan showing low lying and vertical shrubbery around the landscaped island to the west of the parking rot and provide a parking lot tree as well as a balance of low lying and vertical shrubbery on the southwest corner of the parking lot in order to meet this standard. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 12 OF 27 Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The site plan submitted shows the refuse container area contained within a screened area. However, the standard requires this area to be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. The site plan does not show the refuse area to be screened with a solid wood fence or masonry wall. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant has not provided information as to how the refuse container will be screened from the parking lot. Therefore, the applicant will be conditioned to submit a plan showing the refuse container area to be enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Provide information as to type, size, spacing and branch width at maturity for street trees. • Submit a plan showing the east and south property lines to be screened to a minimum of the "C" buffering combination according to Table 18.745.2 of the Tigard Development Code. In addition, the applicant will be required to plant all trees within the buffer and landscaped areas (east, south and west) at a minimum 2 1/2-inch caliper. • Submit a plan showing low lying and vertical shrubbery around the landscaped island to the west of the parking lot and provide a parking lot tree as well as a balance of low lying and vertical shrubbery on the southwest corner of the parking lot in order to meet this standard. • Submit a plan showing the refuse container area to be enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not addressed Chapter 18.755. Therefore, Staff cannot determine which of the 4 methods will be used to demonstrate compliance. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 13 OF 27 ' Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The refuse container is accessed from the parking lot and is visible in order to enhance security for users. The proposed refuse container will not occupy any parking stalls and screening has been conditioned to conform to Tigard standards previously in this decision. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not submitted detail of the trash enclosure or refuse container. If the enclosure must be outside (due to the size and volume of trash anticipated), the applicant must submit details addressing the Mixed Solid Waste & Recyclables Storage design standards in order for Staff to determine that this standard has been met. FINDING: Because the applicant has not provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage design standards, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. Submit details addressing the design standards of the Mixed Solid Waste and Recyclable Storage in order for Staff to determine that this standard has been met. 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 SDR2000-00019/SHIM OFFICE BUILDING PAGE 14 OF 27 The parking lot associated with this project at the furthest point away from the proposed building is 71 feet. The building itself is proposed to be 10,400 square feet. The applicant has proposed 9,800 square feet of the building will be used for office and 600 square feet will be used for an eating and drinking establishment. The parking ratio for office use is 2.7 spaces per 1,000 square feet. The parking ratio for eating and drinking establishments is 15.3 spaces per 1 ,000 square feet. Therefore, only 35 parking stalls are required and 36 parking stalls have been proposed. This standard has been 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 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. This proposal is considered a mixed-use project with 9,800 square feet of office space and 600 square feet of eating and drinking establishment. According to the standard above, and based on the minimum parking requirements for office and eating and drinking establishments, the proposed building will only be required to provide 90 percent of the secondary use, i.e., eating and drinking establishments. Therefore, the proposed building is required to provide 28 parking spaces. The applicant has provided a total of 36 spaces. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot associated with the office building has a total of 36 parking spaces. Therefore, the applicant will be required to reserve 5 percent of the proposed parking for carpool/vanpool parking. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 15 OF 27 Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 36 parking spaces, therefore, two (2) van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show two (2) ADA spaces that will be 9 feet wide with an 8-foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and access is not proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The interior drive is two-way and is marked appropriately with arrows showing direction of vehicular traffic. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant is providing wheel stops on all of the parking stalls, located three feet back from the front of the stalls. 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. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 16 OF 27 The applicant's plans indicate that the parking spaces will be 9 feet by 18.6 feet. The access aisle will be 24 feet wide. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan shows a proposed 3-stall bicycle rack located 28 feet from the main entrance on the north side of the building. However, the landscape plan shows the same area heavily landscaped with no room for a bicycle rack. 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 and 1.0 spaces for every 1,000 square feet of eating and drinking establishments. Therefore, the proposed building will be required to provide a 6-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 required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased-except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1,000 square feet and 1.0 spaces for every 1,000 square feet of eating and drinking establishments. Therefore, the proposed building will be required to provide a 6-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 General Office Uses is 2.7 spaces per 1 ,000 square feet and the minimum parking for eating and drinking establishments is 15.3 spaces per 1,000 square feet. Based on a 10,400 square foot building, of which 600 square feet is considered eating and drinking establishment, the applicant is therefore required to provide a minimum of 35 parking spaces. The plans provide 36 parking spaces, therefore, this standard has been met. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 17 OF 27 Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is greater than 10,000 square feet, therefore, the applicant is required to provide one (1) loading space. 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: • Submit a plan showing 5 percent of the proposed parking reserved for carpool/vanpool parking. • Submit a plan showing a clearly marked area for the proposed bicycle rack. • Submit a plan showing a 6-stall bicycle rack. • Submit details of the bicycle rack to be used. • Submit a p lan showing one (1) loading space according to 18.765.080 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. The applicant has submitted an arborist report regarding the removal and mitigation of trees on the site. The Tigard Community Development Code requires that if 50-75 percent of trees greater than 12-inches are being retained, 50 percent of those trees being removed must be mitigated. According to the arborist report, only two trees on the site are over 12-inches in diameter. The applicant proposes to remove one redwood tree that is 37-inches in diameter. Therefore, the applicant will be required to mitigate for 18.5 inches. FINDING: Because the applicant has not provided a tree removal and protection plan by a certified arborist, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit tree mitigation plan. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 18 OF 27 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated in the narrative and the site plan that a clear vision area will be maintained between 3 and 8 feet in height at the vehicular access of the property. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building has a 11-foot buffer from the nearest adjoining property, thus, providing adequate light and air circulation. The Building Division has made fire-fighting considerations later in this decision. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 19 OF 27 E: Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are oriented towards the parking lot and the street. The City of Tigard Police Department has reviewed this project and requests a detailed lighting plan for the exterior. FINDING: Based on the Police Departments recommendations, this standard has not been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a detailed lighting plan for the exterior of the building. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street, which is not on Tri-met transit routes, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. 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: The following table compares the dimensional requirements with the proposed requirements. As can be seen from the table below, the proposal fully complies. STANDARD MUE ZONE PROPOSED Minimum Lot Size None 27,200 sq. ft Minimum Lot Width 50 ft. 160 ft. Minimum Setbacks - Front yard Oft. 9 ft. - Side facing street on corner & through lots [1] 0 ft. 0 ft. - Side yard 0/20 ft. [3] 11 ft. - Rear yard 0/20 ft. [3] 75 ft. Maximum Height 45 ft. 26 ft. Maximum Site Coverage [2] 85% 85% Minimum Landscape Requirement 15% +15% Maximum Floor Area Ratio 40% 38% [1] The provisions of Chapter 18.795(Vision Clearance) must be satisfied. 2 Includes all buildings and impervious surfaces. 3 No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. 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: NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 20 OF 27 Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW south of the centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. SW Beveland Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to this site. The applicant's plans indicate they will construct these improvements. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing the half-street improvement in SW Beveland Street, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line that presently terminates approximately 160 feet west of this site on SW Beveland Street. The applicant's materials indicate that a group of local property owners may form a joint venture to extend the public sewer line easterly in SW Beveland Street. Staff is not aware of such a joint venture being formed. Regardless, for this project to move forward, it will need to have service from the public sewer line. In order to obtain service from the public sewer line, the main line will need to be extended at least to the eastern boundary of this site in SW Beveland Street. Therefore, if the joint venture is not formed, this applicant will be required to extend the 8- inch main line in SW Beveland Street to the eastern boundary, as a part of this project. 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 NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 21 OF 27 provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The topography of the site slopes to the southwest and there are no public stormwater systems that discharge water onto this site. The applicant's plan shows that they will collect all of the onsite water at the southwest corner of the site, then discharge out to a new 12-inch public main line in SW Beveland Street. The onsite system will adequately accommodate any runoff that flows onto this site from the adjacent developed parcel. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) 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. As was stated above, the applicant proposes to collect the stormwater at the southwest corner of the site before discharging into SW Beveland Street. They plan to detain the stormwater in a 36-inch onsite detention pipe. The preliminary calculations for this pipe indicate sufficient capacity for this site. Staff notes that the applicant's materials show the new 12-inch public storm drainage line in the street will be installed by "others". The applicant is hoping that the joint venture spoken to for the public sanitary sewer line will also jointly pay for the extension of the public storm drainage line. Again, if this venture is not formed, the applicant will be required to extend the public storm drainage line westerly in the street to the eastern boundary of this site. The proposed alignment of the future 12-inch public storm line in SW Beveland Street would also not be approved as drawn. The plan shows the main line on a diagonal alignment down the street. Public storm drainage lines must be parallel with, and 5 feet away from, the face of the curb. This is a design detail issue, but the applicant should be aware of this standard in the event they need to prepare construction plans for the public storm drainage line. 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. This partition does not adjoin any future bikeway. Therefore, this standard 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. This partition does not adjoin any future bikeway. Therefore, this standard 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. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 22 OF 27 This partition does not adjoin any future bikeway. Therefore, this standard 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. There are existing overhead utility lines along the frontage of SW Beveland Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 160 lineal feet; therefore the fee would be $4,400.00. D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A trip generation report was submitted by Lancaster Engineering, dated November 28, 2000. The intent of the report was to determine the impact of the new traffic on two major intersections in the Tigard Triangle: SW 72"d Avenue/SW Dartmouth Street, and SW 68th Parkway/SW Dartmouth Street. Both intersections are nearing capacity and the City Council has determined that all developments in the Triangle that contribute new trips to these intersections, will pay a fair share portion of the future signalization. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1 .1% at SW 72 Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the Council requi bpd the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 23 OF 27 Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. Lancaster's report shows that thi§ project will generate approximately 5 PM peak hour trips to the intersection of SW 72r' Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,311 vehicles, the project impact is 0.30%. Therefore, based on simple proportions, the project contribution to this intersection is $5,455.00. Likewise, the Lancaster report shows that the project will generate approximately 2 PM peak hour trips at the intersection of SW 68' Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,141 vehicles. The impact from this development is approximately 0.09%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $1,200.00. Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line located in SW Beveland Street. The applicant will need to coordinate with TVWD with regard to service for the new building. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of the site permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA 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 intends to treat their onsite stormwater with a Stormwater Management Catch Basin Stormfilter unit. These units have been approved for use, as Stormwater Management has been able to show that they achieve the 65% phosphorus removal requirement of the USA standards. The City will also require the applicant to enter into a maintenance contract with Stormwater Management to ensure that the unit will be maintained as recommended by the manufacturer. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A grading plan will be required as a part of the construction plan submittal. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 24 OF 27 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. 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 rioht-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 $28,683 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 $89,634 ($28,683 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 $60,951. The applicant has proposed to construct half street improvements along SW Beveland Street since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $30,655 (160 p feet x $150 per linear foot $24,000 + 6,655 for signalization), thus it is roughly proportional to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and has no objections to it. NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 25 OF 27 The City of Tigard Advanced Planning Division has reviewed the proposal and has offered the following comment: • Tigard Triangle Design Standards apply including Floor area ration for MUE. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: • Request detailed lighting plan for exterior. SECTION VII. AGENCY COMMENTS Washington County Department of Land Use and Transportation has reviewed the proposal and has no objection to it. Oregon Department of Transportation has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: • The minimum required fire flow is 2753 gpm @ 20 psi (see attached calculations). Documentation shall be provided that indicates the minimum fire flow is available at the required fire hydrants. (UFC Appendix III-A) • A minimum of 2 fire hydrants shall be provide for this building (see attached calculations). Required fire hydrants shall be located within 250 feet of all portions of the exterior of the building. (UFC 903.4) • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • 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) • 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) • 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 Internet, go to www.tvfr.com, choose "Fire Prevention", then choose "New Construction". (UFC Appendix III-F) NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 26 OF 27 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 23, 2001 AND BECOMES EFFECTIVE ON APRIL 7, 2001 UNLESS AN APPEAL IS FILED. A_p■ e�al: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.6.2. 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 APRIL 6, 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. ��'/Wt-,4l9 1 IZ/ . � � 4' March 23, 2001 PREPARED BY: Mathew theidegger DATE Assistant Planner - etc.'e.0 "- March 23, 2001 APPROVED BY: Richard H.T3 ersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2000-00019.dec.dot NOTICE OF TYPE II DECISION SDR2000-00019/SHIM OFFICE BUILDING PAGE 27 OF 27 <Lb [ M CITY of TIGARD ' GEOGRAPHIC INFORMATION SYSTEM ELMHURST ST P2 jal ■ 1 VICINITY MAP � I 111111M111,/ SDR2000-00019 Q . FRANKLIN ST BEVELgNp ST SITE SH IM OFFICE ■ BEVELAN I ST 11 !iit' B U I L D I N G MI z 1 . I r GONZAGA ST T Wil III ilin I co -I - 14111,_ y Sw a •2 HAMPTON ST 7) Az \ p N ~ 1 co L 0 0 100 200 300 400 500 Feet 1"=378 feet _____.• ST �)— City of Tigard •c--), Information on this map is for general location only and should be verified with the Development Services Division. .LL 13125 SW Hall Blvd Tigard,OR 97223 Q d►■ ST (503)639-4171 http://www.ci.tigard.or.us Community Development Plot date:Feb 7,2001;C:\magic MAGIC03.APR BEVELAND STREET NIFEAMMIIINIV % t 1.6.771moi (rim pilawa - \11111110 in QJ - I . PROPOSED TWO STORY Cali vAMI, a or /Q,, o b Alen l 41111: 1 E - - lAC19I FACLITY 10 (_1112 I /AM1YJ • — C DRIVEWAY t ; r4i■ o City . gar7r.,. cm orno�ao CITY OF TIGARD SDR2000-000 1 9 SITE PLAN N SHIM OFFICE BUILDING (Map is not to scale) Steve and Janet Shim SDR2000-00019 14347 SW Koven Court SHIM OFFICE BUILDING Tigard, OR 97224 • A I Ai AFFIDAVIT OF MAILING C O TIOARD Community(Development Shaping Better Community S7f<<L, OAF OREGON- ) County of Washington )ss. City of Tigard ) I, 'Patricia L. Lunsford, 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)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2000-00019/SHIM OFFICE BUILDING AMENDED NOTICE (File No./Name Reference) N City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: — AMENDED NOTICE (File No./Name Reference) - City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: . / AMENDED NOTICE (File No./Name Reference) (Date of Pudic Hearing) -- City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF FINAL ORDER FOR:G'7 I- AMENDED NOTICE (File No./Name Reference) (Date of Public Heanngs) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council J NOTICE OF: (Type/Kind of Notice) FOR: I (File No/Name Reference) (Date of Public Heanng,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked F,Jthibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", on February 8,2001 and de.asited in he United States Mail on February 8,2001, postage prepaid. (__--YI - ' &11,44. OA ( mot -. ' •wed NI. ice Subscribed and sworn/affirmed bef. me on the /,---2- day of /LCC6' , 2001. f'r OFFICIAL SEAL 5419""i•^ DIANE M JELDERKS '! . NOTICE TO MORTGAGEE, LIENI. .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 Ag- SITE DEVELOPMENT REVIEW T I CITY OF TIGARD Community cDevelopment ShapingA Better Community DATE OF NOTICE: February 8, 2001 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00019 FILE TITLE: SHIM OFFICE BUILDING PROPOSAL: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed- use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. 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 FEBRUARY 22, 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 MARCH 15, 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 Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." --ti. L CITY of TIGARD f r ELMHURST 1 _____ i r ! i VICINITY MAP —� ��` j �� �- ��`' � � Q � SDR2000-00019 1- IIN_1 ) �® SHIM OFFICE !f.,lir: %� _ BUILDING ST ■ I H \ ICI f • /6 4 / SW 111 .e I ►�ARWT°" T • 1 • i ,■ C • . Ih.. N NW ,----- III Akik 1121, al .IIIIIIIIIIIIII coyArrierd 1 f .M....�_..R..�..........,... �� _s..a....w......+a..r...— .-- I to w�rw 3,2$W ma 1 1 I \ 1 -1 �+sw..aw.w 3 Die 20,0 1y- i"t 3 . EXH 2S 101 AB-02100 2S 101 AC-01000 ANDRUS MICHAEL RYAN GIESZLER JACOB F 7155 SW BEVELAND ST 18206 SW FALLATIN LOOP PORTLAND, OR 97223 ALOHA,OR 97007 2S101AB-02000 2S101AB-00800 BERMAN JOHN M& HAMPTON PARK LLC SUMMERS MICHAEL L BY WEST COAST MORTGAGE 7175 SW BEVELAND RD#210 5837 JEAN RD TIGARD,OR 97223 LAKE OSWEGO,OR 97035 25101 AB-02300 2S101AB-00900 BOLON DEAN N •'i PTON PARK L C 4022 NE LADDINGTON CT BY W CO:: MORTGAGE PORTLAND, OR 97232 5837 J • RI 'E OSWEGO,OR 97035 2S101AB-02200 2S101AB-01000 CASEY EDWARD L JR&JOANNE F PTON PARK C 7085 SW BEVELAND RD BY - Co• MORTGAGE PORTLAND,OR 97223 5837 J ' OSWEGO,OR 97035 2S101AC-01400 101AB-00801 DALBEY KURT H HA'' ON PARK C BY BEACON HOMES BY WES . •' T MORTGAGE 7125 SW HAMPTON 5837 J • RD PORTLAND, OR 97223 OSWEGO,0' 97035 2S101AC-00200 2S101AB-01603 DAVIS SHIRLEY A HARLAN BRIAN&MAI 4225 PENN ST 7270 SW HERMOSO WAY LONGVIEW,WA 98632 TIGARD,OR 97223 2S101AB-02707 2S101AC-01100 EAGLE HARDWARE&GARDEN INC HUGHES JOSEPH PO BOX 1111 7035 SW HAMPTON ATTN:TAX DEPT(TA3) TIGARD,OR 97223 NORTH WILKESBORO, NC 28656 .101AB-02706 2S101AC-01300 EA . HARDWARE& DEN INC KAISER FOUNDATION HEALTH PO BO 11 PLAN OF THE NORTHWEST#838 ATTN: P (TA3) ATTN:GENERAL ACCCOUNTING 11TH FLOO NORTH WILKESB•'• NC 28656 500 NE MULTNOMAH#100 PORTLAND,OR 97232 2S101AC-00100 2S101AD-03000 ETZEL DAVID M&NADINE M KF LLC 13400 SW DOE LN 7407 SW HUNT CLUB DR TIGARD,OR 97223 PORTLAND,OR 97223 25101AD-02400 2S101AB-02400 GEORGE FOX UNIVERSITY LANFARM LLC ATTN: FINANCIAL AFFAIRS 16869 SW 65TH AVE STE 166 414 N MERIDIAN LAKE OSWEGO,OR 97035 NEWBERG,OR 97132 '2S 1.01 AD•02700 2S 101 AC-00600 MCCROSKEY JOHN B ROTH JACOB T JR&THERESA A 1380 MORNING SKY CT 12600 SW 72ND AVE LAKE OSWEGO,OR 97034 TIGARD,OR 97223 2S 101 AD-02800 2S 101 AC-01801 MORTON DON R AND CYNTHIA SUE SCHOOL DISTRICT NO.23 BY MAIL MEMONDAY-N JOHANNE 12615 SW 72ND AVENUE 3109 NE BROADWAY TIGARD,OR 97223 PORTLAND, OR 97232 2S 101 AC-00700 2S 101 AB-02201 PAULY SHERMAN R SCRIVNER RONNY E/JILL A LEE JEANNIE C TR 7115 SW BEVELAND ST ROGERS ROY R TIGARD,OR 97223 PO BOX 23684 TIGARD,OR 97281 2S 101 AC-00800 2S 101 AB-02500 • ULY SHERMAN R SHIM STEVE S&JANET H LEE . •NNIE C ' 14347 SW KOVEN CT ROGERS 'i R TIGARD,OR 97224 PO 236:- ARD, OR 97 :1 2S 101 AA-09600 2S 101 AC-00701 PEIRCE STEPHEN W& STATE OF OREGON FILE 51801 PEIRCE LYNN L DEPT OF TRANSPORTATION 12560 SW 70TH TRANSPORTATION BUILDING TIGARD,OR 97223 SALEM,OR 97310 2S101AA-09108 2S101AA-08302 R&D PROPERTY DEVELOPMENT LLC SZAMBELAN PETER J&ELOISE M 12559 SW 69TH AVE 4500 KRUSE WAY#300 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AC-00900 - 101AA-08800 ROCKY MOUNTAIN LAND LLC TIG•'• CI •F 12540 SW 68TH PKWY STE B 1312 :I, •LL PORTLAND,OR 97223 ARD,OR • 23 2S 101 AA-08300 2S 101 AA-03800 ROTH J T JR&THERESA TIGARD CORPORATE CENTER 12600 SW 72ND AVE STE 200 LTD PARTNERSHIP TIGARD, OR 97223 ATTN:GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 01 AA-08700 •101 AA-09100 ROT R : RESA TIG•-• CORPORATE NTER 12600 2 . tVE STE 200 LTD PA'• ERS • - ARD,OR 97223 ATTN: GR ! -'ECHT 154•• •ILLIKAN ' •Y AVERTON,OR 9 .4 2 01AA-09800 2S101AD-02900 ROTH JR& RESA TRIANGLE TERRACE LLC 12600 S+ •` sVE STE 200 12600 SW 72ND AVE#200 T !•'D, OR 97223 TIGARD,OR 97223 2S101A0.01900 WASHINGTON COUNTY SCHOOL DISTRICT NO.23 12615 SW 72ND AVE TIGARD,OR 97223 2S 101 AC-00400 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 97223 I 1 AC-00300 WEA MIC LD&GAILB 7075Sa :• •GA ST RD,OR 97223 2S101AB-01900 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND,OR 97223 2S 101 AB-02800 ZEEK VELMA EDWARDS 7060 SW BEVELAND TIGARD,OR 97223 , Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 i:lcurpinlsetup\labels\CIT East.doc g UPDATED: 29-Sept-00 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 91223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3316 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 Jim Petersen 10815 SW 74t Avenue Tigard, OR 97223 Dieter Jacobs 1175 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 91223 • I CITY of TIGARD GEOGRAPHIC INEORMNTION SYSTEM AREA NOTIFIED ill (500') MIM• ELMHURST RST ST 1 . ! • , . . . pf ~ SD R 2 0 0 0- 0 0 019 II IIIR f 251010003800 HMAWy° 5 201016060900 �'°'"w°°" I • ■ 25,B>wN°°I i ,916B9,66� _ --.- -0 201010801M FRANKLIN ST SHIM O F F I C E B U I L D I N G 201016801900 ST 251016802201 201016009100 251010608302i BEvELAND __— 2201 zto9 251018807000 151016802300 - 151016 6 0 210 0 . 1:10166 0 8 3 0 0 201016607706 25101AAO8700 zslo16BBV97 _ BEVELAND ST 1:7016806800 . 101010B02800 - VY 51°16802400 261016000600 2:10111809600 201016809800 Q 7:1016809108 2:1016001900 Z 2010111C0-03-00 N tslo16cooaoB 2slnmcooloo � 7s101ao07l00 y 2 GONZAGA ST 1� 201018002800 ■ zslolACOOtao 2s1010000900 7s1016000290 201016000701 251016000600 751016001000 201010002400 I 101016002900 201016001400 701010001300 701016001100 — . NA 251016001801 I • • 2 510160 0 3 0 0 0 a SW HAMPTON ST 0 100 200 300 400 500 Feet \ X. 1"=378 feet • 1 �► „.<„,...., !�� City of Tigard f = ,/ Information on this map is for general location only and J� should be verified with the Development Services Division. • \ CD 13125 SW Hall Blvd Tigard,OR 97223 1 1 (503)639-4171 http://www.citigard.orus Community Development Plot date:Feb 7,2001;C:lmagicWIAGIC03.APR .50/2...?ooD--/9 /°.9 ivr3 2S 101 AB-02100 2S 101 AC-01000 ANDRUS MICHAEL RYAN GIESZLER JACOB F 7155 SW BEVELAND ST 18206 SW FALLATIN LOOP PORTLAND,OR 97223 ALOHA,OR 97007 2S101AB-02000 2S101AB-00800 BERMAN JOHN M& HAMPTON PARK LLC SUMMERS MICHAEL L BY WEST COAST MORTGAGE 7175 SW BEVELAND RD#210 5837 JEAN RD TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 101 AB-02300 2S 101 AB-00900 BOLON DEAN N PTON PARK L C 4022 NE LADDINGTON CT BY W CO MORTGAGE PORTLAND,OR 97232 5837 J E OSWEGO,OR 97035 2S101AB-02200 2S101AB-01000 CASEY EDWARD L JR&JOANNE F PTON PARK C 7085 SW BEVELAND RD BY ' - C•' MORTGAGE PORTLAND,OR 97223 5837 J 1 • OSWEGO,OR 97035 2S 101 AC-01400 101 AB-00801 DALBEY KURT H HA ON PARK C BY BEACON HOMES BY WES - • • T MORTGAGE 7125 SW HAMPTON 5837 J RI PORTLAND,OR 97223 OSWEGO,0' 97035 2S 101 AC-00200 2S 101 AB-01603 DAVIS SHIRLEY A HARLAN BRIAN&MAI 4225 PENN ST 7270 SW HERMOSO WAY LONGVIEW,WA 98632 TIGARD,OR 97223 2S101AB-02707 2S101AC-01100 EAGLE HARDWARE&GARDEN INC HUGHES JOSEPH PO BOX 1111 7035 SW HAMPTON ATTN:TAX DEPT(TA3) TIGARD,OR 97223 NORTH WILKESBORO,NC 28656 .101 AB-02706 2S 101 AC-01300 EAc. HARDWARE& •" 'EN INC KAISER FOUNDATION HEALTH PO BO 11 PLAN OF THE NORTHWEST#838 ATTN: I (TA3) ATTN:GENERAL ACCCOUNTING 11TH FLOG NORTH WILKESB•'• NC 28656 500 NE MULTNOMAH#100 PORTLAND,OR 97232 2S 101 AC-00100 2S 101 AD-03000 ETZEL DAVID M&NADINE M KF LLC 13400 SW DOE LN 7407 SW HUNT CLUB DR TIGARD,OR 97223 PORTLAND,OR 97223 2S101AD-02400 2S101AB-02400 GEORGE FOX UNIVERSITY LANFARM LLC ATTN: FINANCIAL AFFAIRS 16869 SW 65TH AVE STE 166 414 N MERIDIAN LAKE OSWEGO,OR 97035 NEWBERG,OR 97132 2S101AD-02700 2S101AC-00600 MCCROSKEY JOHN B ROTH JACOB T JR&THERESA A 1380 MORNING SKY CT 12600 SW 72ND AVE LAKE OSWEGO, OR 97034 TIGARD,OR 97223 2S101AD-02800 2S101AC-01801 MORTON DON R AND CYNTHIA SUE SCHOOL DISTRICT NO. 23 BY MAIL MEMONDAY-N JOHANNE 12615 SW 72ND AVENUE 3109 NE BROADWAY TIGARD,OR 97223 PORTLAND,OR 97232 2S101AC-00700 2S101AB-02201 PAULY SHERMAN R SCRIVNER RONNY E/JILL A LEE JEANNIE C TR 7115 SW BEVELAND ST ROGERS ROY R TIGARD,OR 97223 PO BOX 23684 TIGARD, OR 97281 2S101AC-00800 2S101AB-02500 •ULY SHERMAN R SHIM STEVE S&JANET H LEE - •NNIE C 14347 SW KOVEN CT ROGERS r: R TIGARD,OR 97224 PO :! 236: GARD, OR 97 :1 2S101AA-09600 2S101AC-00701 PEIRCE STEPHEN W& STATE OF OREGON FILE 51801 PEIRCE LYNN L DEPT OF TRANSPORTATION 12560 SW 70TH TRANSPORTATION BUILDING TIGARD,OR 97223 SALEM,OR 97310 2S101AA-09108 2S101AA-08302 R& D PROPERTY DEVELOPMENT LLC SZAMBELAN PETER J &ELOISE M 12559 SW 69TH AVE 4500 KRUSE WAY#300 TIGARD, OR 97223 LAKE OSWEGO,OR 97035 2S101AC-00900 101AA-08800 ROCKY MOUNTAIN LAND LLC TIG•'' CI OF 12540 SW 68TH PKWY STE B 1312 :ft •LL PORTLAND, OR 97223 ARD,OR 9 23 2S101AA-08300 2S101AA-03800 ROTH J T JR&THERESA TIGARD CORPORATE CENTER 12600 SW 72ND AVE STE 200 LTD PARTNERSHIP TIGARD, OR 97223 ATTN: GREG SPECHT 15400 MILLIKAN WAY BEAVERTON, OR 97006 01AA-08700 .101AA-09100 ROT R : RESA TIG•'11 CORPORATE NTER 12600 2 I tVE STE 200 LTD PA- ERSH ARD, OR 97223 ATTN: GR ,PECHT 15400 V ILLIKAN •Y AVERTON, OR 9 c i• 2 01AA-09800 2S101AD-02900 ROTH JR& - RESA TRIANGLE TERRACE LLC 12600 S •VE STE 200 12600 SW 72ND AVE#200 T .•'D, OR 97223 TIGARD,OR 97223 2S 101 AC-01900 WASHINGTON COUNTY SCHOOL DISTRICT NO.23 12615 SW 72ND AVE TIGARD,OR 97223 2S101AC-00400 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 97223 •1 AC-00300 WEA MIC LD&GAILB 7075 S+ ;• •GA ST RD,OR 97223 2S 101 AB-01900 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND,OR 97223 2S 101 AB-02800 ZEEK VELMA EDWARDS 7060 SW BEVELAND TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 i:\curpin\setup\labels\CIT East.doc UPDATED: 29-Sept-00 Sue Rorman 11250 SW 82od Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3316 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 91223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 APPLICANT MATERIALS . . 4,,� SITE DEVELOPMENT REVIEW � TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: c9 '-J 6 A a I DATE OF PRE-APP.: �! J , Property Address/Location(s): ` 0c2 S.(). Bev'�(C f 3i-- -IT , a e 77")-11 FOR STAFF USE ONLY Tax Ma�pJ&Tax Lot#(s): - Case No.(s):S17QU -©W{CR .2 S II ri-b 257)D Other Case No.(s): Site Size: ..5- tic. Receipt No.: 02O00 02O00 -9144,-) Application Accepted/By: 6 J Property Owner/Deed Holder(s)*: S'},l,°[IJ� t(- cr-' ( '"1 Date: ). X)1 l� Address: /4347 S(,l� ,pp1k(1 (2T. Phone: �-�-�S'F ,, City: lard , O f2 Zip: 77-)=-11-- Date Determined Complete:_%_' ol_c_ -Fla Applicant*: ��c / Rev.8/4/2000 is\curpin\masters\revised\sdra.doc Address: SavAt Phone: 'f. City: - / Zip: if REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted *When the owner and the applicant are different people, the applicant without the required submittal elements) 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) vikr Application Form must sign this application in the space provided on the back of this vfi8/ Owner's Signature/Written Authorization form or submit a written authorization with this application. adoir Title Transfer Instrument or Deed l'ir Copy of Pre-Application Conf. Notes PROPOSAL SUMMARY Le Site/Plot Plan The owners of record of the subject property request Site (#of copies based on pre-app check list) Development Review approval to allow(please be specific): t„g ►' Site/Plot Plan (reduced 81/2"x 11") Q -ND 51-6q b ike &.i li k Applicant's Statement / (#of copies based on pre-app check list) 01990-11‘40-,-4 / 10, 400 spa r- -�, - t,4' USA Sewer Use Information Card r acCI OA CIS-{-1n one r (Distributed/completed at application submittal) �'' DW1WI CIZ t USA Service Provider Letter C .�'A�, D - '2 Sets of Pre-Addressed/Pre-Stamped Of-51-LC6 c fb}Li► 1G,V J S 'ww( -reef- • #10 Envelopes & Copy of 500' Property Owner List Generated by the City I diK Neighborhood Mtg.Affidavits & Notes vilia Filing Fee: (Under$100,000) $ 800.00 ($100,0004999,999) $1,60-0.00 ($1 Million&Over) ,78 . (+$51$10,000 over the first million) Urban: (See Washington County fee schedule) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • 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 A• _ day of , 20 D 0 / Owner's Signature O, er's Signature Owner's Signature Owner's Signature 2 Receipt #: 27200000000000000984 Date: 10/20/2000 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due SDR2000-00019 [LANDUS)Site Development Rev 100-0000-438000 $1,600.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check STEVE S. SHIM 0 2305 0 $1,600.00 TOTAL AMOUNT PAID: $1,600.00 RECORDING REQUESTED B‘ kit FIDELITY NATIONAL TITLE COMPANY OF OREGON STATE OF OREGON } County of Washington SS GRANTOR'S NAME (L William Yoshio Kim and Nina Yo Kim I,Jerry ; _$$nom+ r of Assess- ment and :th5n •o County Clerk for itt... rtify that the with', i r .�y GRANTEE'S NAME et ,tea Sye y, =ceived and re., reed. ..-oaf- .f said Steve S. Shim and Janet H. Shim , t' county. * i i;L � .,r+ .#'J :, .k w SEND TAX STATEMENTS To: `� ;:,s;�;:�v�'r+•. Vl Mr. and Mrs. Steve S. Shim ti„'� .1 ' ' <y5' 14347 SW Koven Court • R:' :-=o irector of Tigard, OR 97224 =s?s • = ation,Ex- • Jerk Doc : 98119971 AFTER RECORDING RETURN To: Rect: 219516 Mr. and Mrs. Steve S. Shim 10/27/1998 03:17:44 m 336.00 14347 SW Koven Court P Tigard, OR 97224 :•• ' •- - ••• - I=- STATUTORY WARRANTY DEED o William Yoshio Kim and Nina Yo Kim, as tenants by the entirety, Grantor, conveys and warrants to Z Steve S.Shim and Janet H. Shim as tenants by the entirety, Grantee,the following described real property,free and clear of encumbrances except as specifically set forth below, situated in the County of Washington, State of Oregon, -.J W o Lot 7, Beveland, in the City of Tigard, Washington County, Oregon Subject to and excepting: Restrictive covenants to Waive Remonstrance, including the terms and provisions thereof for street improvement recorded March 17, 1993, Fee No. 93019836 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 FOREST PRACTICES AS DEFINED IN ORS 30.930. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS$305,000.00(See ORS 93.030)which is paid to an Accommodator as part of a 1031 deferred exchange. DATED: October:2h/ , 1998 William Yoshib Kim WASHINGTON COUNTY _ REAL PROPERTY TRANSFER TAX• s•30S.00 IO.2.7.9,7�l Nina Yo Kim .y FEE PAID DATE STATE OF OREGON . COUNTY OF This instrument was acknowledged before me on � � OFFICIAL SEAL CONNIE BM LINO” ' \<' COMMISSION LIO GREG by fly�] ti/-yv ,Ye ,�x, MY COMMISSION EXPIRES SEP 21,2001 ECG /7aed-o- NOTARY PUBLIC FOR OREGON p MY COMMISSION EXPIRES: -I/4I lot FORD-313 (Rev 2/96) STATUTORY WARRANTY DEED CITY OF TIGARD Community,Development SlapingA Better Coinnnmity LAND USE PROPOSAL DESCRIPTION 120 DAYS = 6/2/2001 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00019 FILE TITLE: SHIM OFFICE BUILDING APPLICANT: Steve and Janet Shim OWNER: Same 14347 SW Koven Court Tigard, OR 97224 REQUEST: The applicant is requesting approval to construct a two-story office building of approximately 10,400 square feet to replace an existing single-story structure used for commercial offices. LOCATION: 7086 SW Beveland Street; WCTM 2S101AB, Tax Lot 2500. The subject site is located south of SW Pacific Highway and north of Hwy. 217. ZONING DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: TYPE I U TYPE II I TYPE III 1 I TYPE IV DATE COMMENTS WERE SENT: FEBRUARY 7, 2001 DATE COMMENTS ARE DUE: FEBRUARY 21, 2001 I 1 HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 P ! PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 P CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 P X STAFF DECISION (TENTATIVE) DATE OF DECISION: _MARCH _15, 2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION xi VICINITY MAP 7 LANDSCAPING PLAN ARBORIST REPORT ® SITE PLAN ® ARCHITECTURAL PLAN [X IMPACT STUDY ® NARRATIVE 111 GEOTECH REPORT F STORM DRAINAGE RPT. STAFF CONTACT: Mathew Scheidecger, Assistant Planner (503) 639-4171, Ext. 317 /iuvn4/11ll1111i /1\ November 9, 2000 CITY OF TIGARD OREGON Steve and Janet Shim 14347 SW Koven Ct. Tigard ,OR 97224 RE: Incompleteness letter for Shim Office Building (SDR 2000-00019) Dear Mr. and Mrs. Shim: Staff has received your application for a new 10,400 square foot office building located at 7086 SW Beveland Street. Staff has conducted a preliminary review of your application and determined that the following additional information is needed before your application can be deemed complete: • Confirm that the project name is Shim Office building. All cases in the computer must be tied to a project name. The Site Development Review case creates the project name for all other cases to be built from (Building and Engineering). Therefore, it is very important that we have an accurate project name at this stage. While name changes may be permitted at a later date, there may be a fee charged to cover the administrative costs of making changes in our computer systems. Therefore, if the name we have is not what you will be referring the building to when applying for your building permits, please inform us now so we can make the necessary changes. ^2 - • Submit revised elevations that reflect the courtyard area proposed. • Submit an arborist report and tentative mitigation plan for trees to be removed. 2 • Submit information on the proposed bicycle rack location. The narrative indicates that a bicycle rack will be located near the building entrance, however, it is not shown on the plans. Staff will need to see the location in order to confirm that the locational standards are met. —.� • Please confirm the phasing proposal for the project. There has been discussion of occupying a portion of the existing building while the new building is being constructed. If this is still proposed, please provide details of the phasing of construction staging so staff can confirm that adequate parking will be maintained during construction for the existing use. Submit a grading plan. The grading plan must show existing and proposed contours, as well as, whether adjacent properties will be impacted by the proposed grading. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 -age o • Submit a revised plan that clearly shows and labels the right of way. The revised plan must also clearly show the street centerline, existing/proposed curb or edge of pavement, and the width of the proposed public street. • Submit a traffic study. The study must show the number of trips that will be added to the 70`h/Dartmouth intersection and the 68th/Dartmouth intersection during the PM peak. ✓ • Submit a revised plan that shows existing and proposed sanitary sewer lines. • Submit a revised plan that shows existing and proposed water lines. This plan must also show existing and proposed fire hydrants. • Submit preliminary sizing calculations for the water quality facility and show on plans. The plans only show the detention pond. Once the required information is submitted, staff will deem the project complete. Once the application is deemed complete, the estimated time frame for a decision is 6-8 weeks. Please feel free to contact me if you have any questions regarding this letter or your application. I will be out of the office until November 20th. If you have Engineering related questions during that time, please contact Brian Rager at 639-4171 x318. Otherwise, you may contact me at 639-4171 x407. Sincerely, gaiize dulia Powell Najd Associate Planner c: Peter Magaro, 10570 SW Citation Drive, Beaverton, OR 97008 Project file i:curplan/julia/sdr/shim office accl.doc Page 2 of 2 PUBLIC FACILITY PLAN CHECKLIST Project: r� � FOR Date: l °l eJ LA!VO USE APPLICATION SUBMITTALS ❑ COMPLETE [a'INCOMPLETE Existing and proposed contours shown? `A�.t>o 0' Are adjacent parcels impacted by proposed grading? ❑ Yes �o • 6,f�il r / Adjacent parcel grades shown? STREET ISSUES ❑ Right-of-way clearly shown? (..4 4., IT ❑ Centerline of street clearly shown? Er- Name of street(s) shown? [►� Existing/proposed curb or edge of pavement shown? 5.t, 6 A-r LA �•M1A, Profiles of proposed streets Q--FAA Future Streets Plan provided? (subdivisions and some partitions) ❑ profiles ❑ topo shown on adjacent property? ❑ Traffic study required/submitted? -Tv* Do proposed street grades comply with City standards? �, -mss Tiff v. ❑ Widths of proposed public streets shown? Wo 00.41.45%4.h . Apo -'to r " Ddt--a } AND ❑ Widths of streets appropriate? - a Are private streets proposed? � `1 Opt *1 D44-0 -CkK' ❑ under 6 lot minimum? rem• ❑ width appropriate? ❑Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown? ❑ Stubs to adjacent parcels required? WATER ISSUES ❑ Existing/proposed lines? ❑ Existing/proposed fire hydrants? TRM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines? � � ❑ Preliminary sizing calculation o ater qualit and/or detention provided? NAle - Q.-"84-41- NsC ❑ Water quality and/or detetglon facility shown on plan? She•^4.4 . ❑ does area provided match calculations for size requirement? .11•,JA Stubs to adjacent properties required? C✓ Water quality and/or detention shown outside of any wetland buffer? :\eng\bnanNnasterstpublic facility plan checklist.doc REVISED: 06/19/00 I,L °b RECEIVED December 27, 2000 DEC 2 8 2000 Julia Hajduk COMMUNITY DEVELOPMENT 13125 SW Hall Blvd. Tigard, OR 97223 RE: Additional information for Shim Office Building(SDR 2000-00019) Dear Julia, This letter is to provide the additional information you have requested for our application. • Project Name We would like to confirm that the project name is Shim Office Building. • Revised elevations that reflect the courtyard area proposed Submitted. • Arborist Report and tentative mitigation plan for trees to be removed Submitted • Information on the proposed bicycle rack location Submitted. • Phasing proposal for the project We will not be occupying a portion of the existing building while the new building is being constructed. Therefore, there is no phasing of construction. • Grading plan Submitted. • Revised plan that clearly shows and labels the right of way Submitted • Traffic study Submitted • Revised plan that shows existing and proposed sanitary sewer lines Submitted • Revised plan that shows existing and proposed water lines Submitted • Preliminary sizing calculations for the water quality facility and show on plans. Submitted. If you have further questions, please contact Peter Magaro(503-579-2421) for Architecture information, Jeff Dove(503-697-5926)for Engineering information, and for any other questions, please contact me(503-524-3683). Sin Janet Shim January 5, 2001 itA CITY OF TIGARD Steve and Janet Shim OREGON 14347 SW Koven Ct. Tigard, OR 97224 RE: 2nd Incompleteness letter for Shim Office Building (SDR 2000-00019) Dear Mr. and Mrs. Shim: Staff has received your application materials for a new 10,400 square foot office building located at 7086 SW Beveland Street. Staff has conducted a preliminary review of your re-submittal items and determined that the following information remains to be provided before your application can be deemed complete: • Submit revised elevations that reflect the courtyard area proposed. . Submit information on the proposed bicycle rack location. The narrative indicates that a bicycle rack will be located near the building entrance, however, it is not shown on the plans. Staff will need to see the location in order to confirm that the locational standards are met. . Please confirm the phasing proposal for the project. There has been discussion of occupying a portion of the existing building while the new building is being constructed. If this is still proposed, please provide details of the phasing of construction staging so staff can confirm that adequate parking will be maintained during construction for the existing use. . Submit preliminary sizing calculations for the water quality facility and show on plans. The plans only show the detention pond. Once the required information is submitted, staff will deem the project complete. Once the application is deemed complete, the estimated time frame for a decision is 6-8 weeks. Please feel free to contact me if you have any questions regarding this letter or your application at 639-4171, x317. Sincerely, Ma hew Scheidegger Assistant Planner I:\curpin\mathew\sdr\shim office acc2.doc c: Peter Magaro, 10570 SW Citation Drive, Beaverton, OR 97008 SDR2000-00019 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 LETTER OF TRANSMITTAL DATE RECEIVED RECEIVED JAN ?M';_ COMMUNITY DEVELOPMENj TO: TAU_ DEPT: FROM: TELEPHONE NUMBER: ? C,97- COMMENTS: Tc.A-COM `� 7)C /k-(• CAC e c oCz sr-krfr\ a Ejc- ‘31-1,1 0).1 uC, 0 roll 5 LETTER OF TRAN TAL DATE RECEIVED & ,C7 v V / V CPS RECEIVE L, JAN 26;1 COMMUNITY DEVELUFN TO: ' nil 1 DEPT: FROM: W P©�! TELEPHONE NUMBER: 59 CT?- COMMENTS: V {=ulM E7-(1' CA-Le c 2_ cf-4 f Q11,1 LDf 1 a of a February 6, 2001 ,............................. .., Steve c'� (---44y,44ittkiiitil\ or Steve S 9eni r/G�14347�9ard, C OREG pN X224 RE*; Notice o f �Corr/./-to A. .l i ca t/o n Sub m itta l-S D R Z U p 0,O p p 1material 9 Dear Mr. and Mrs. Shim:the City has reviewed aSubmittal and finds your o to ur plication is /ete Stn e review your �plica on o� Site Revel opme Review. A d ecisiowill brenere d within weeks/ lle to answer 9vestlons 317 otherwise you as ma e required 503-639-4171, extension Office are m on y throgF ht. il ap /eav e You nphe numbr so /can Cal y : ::e possible.Sincere0Y, � r =s - .r. —�.Ma t e Sc an de gger Assistant P/ ilGUrp/ntnathex�dr}sOR20p 0_Op0y9.a dOC.aot C; SDR200000419 Land use file ,3j25SW Hail g/va Ttgora OR 9223 (503)639-4171 TDD (503)68q_2772 K-TEK INTERNATIONAL, INC. 7086 SW Beveland St. Telephone: (503) 624-0315 Portland, OR 97223 U.S.A. Telefax: (503) 624-0735 June 5, 2000 Neighborhood informational meeting on preliminary construction plans. Attendance: Steve Shim - K-Tek International Peter Magaro - Architect Laneeta Wright - K-Tek International Nancy Kowalski - Rocky Mountain Land Becky Richardson - Tech Heads, Inc. • Ed Casey - Casey Northwest, Inc. Tim Roth - Roth Construction Questions & discussion regarding the construction &fulfillment of government requirements 1 What firm will be doing the sewer? Dow Civil Eng. 2 Quest-does the building fulfill the 50% frontage requirement? Yes 3 Parking ratio: ' Metro functional Plan' will not allow more than 3.0? Research -we have 41 spaces planned. 4 Is the minimum glass requirement for Tigard Triangle met? r . Revised plan meets this requirement 5 Main entrance requires pedestrian access to city street. May need to provide pedestrian access to city street for west entrance. 6 330/660 Ruling - requires public right of way: Pedestrian access every 330 ft&Vehicle access every 660 ft. The distance between 70th & 72nd falls under this ruling. Will we need to provide pedestrian access to Gonsaga? Research 7 Storm & Sewer Lines to Beveland St. 8 LID - Will other property owners be forced to provide half street improvements & sewer before they are ready? Property owners meeting to discuss the required street improvements including sewer lines along Beveland 9 Consistency of street planting. We are waiting for notification of the requirements , 1. 10 Changing the drainage - We will have underground drainage instead of the retention pond. 11 Questions regarding the business permits for building next door. 12 Half street improvements -curbs, gutters & storm drains 13 Will Beveland be realigned at 72nd? • 14 Has there been, or will there be a traffic study? 15 What is the distance between the proposed building and the east side property line? 9 to 11 feet. 16 What is the location of the access to the back of the property during construction? Access will be located on the west side of the property. 17 LID first before public hearing 18 Half street improvement will extend to east end of property. urn UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY October 18, 2000 Janet and Steve Shim 14347 SW Koven Ct Tigard, OR 97224 Re: Proposed Office Building (USA File 646, Tax map 2S11AB, Tax lot 2500) The Unified Sewerage Agency (Agency) has reviewed your proposal for the above referenced site. Agency staff has conducted a pre-screen review, and concluded that the sensitive area near this site would only require a 50' buffer. Since your property is beyond the 50' maximum buffer, you do 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 may be 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, 0-/?‘/bge-i°V- Heidi Berg Site Assessment Coordinator \\MO_SERV_03\eng$\Development Svcs\SP 00-7\Concurrence Letters\2S1 lAB 2500 beyond min buffer.doc 155 North First Avenue, Suite 270, MS 10 Phone: 503/846-8621 Hillsboro, Oregon 97124-3072 FAX: 503/846-3525 - - _--— uav c r i rA, at,hhlt itili AGENC ZOO: PRE-APPLICATION DATE ..©Z-10— —. 'y APPLUC�T: WASHINGTON COUNTY COMPANY: Aft Dept. of Land Use Sc.Transp. cONTACr_ j.4 -shl01 _ Land Development ServieeS ADORE58; , p/..4i'J icbkF1 155 N. First Ave., SJIte 350-13 •r r;.�°'r. -. �- Hillsboro, OR 97121 Ph- (503)846-6761 Fa,;(503) 646-2906 PHONE- www.co.washlrtGiton.or.us OWNER]S): REQUEST FOR STATEMIENT NAME ._ v11 ADDRESS: (34 7 cS� `Sl� . ef OF SERVICE AVAILABILITY ^a . a _ '■ _ -- —,—. .._ —. —. PHONE: "LiY •• Property Dec.:a Tax Map(s),: Lot Numbs*); ❑ WATER DISTRICT: .26<< E; El FIRE DISTRICT: _ ❑ TRI-MET Site Size: , ' r6) Slip Rees: li . 1_ :ft►r�S:.: 1-61-&-, ne ❑ TUALATIN HILLS PARK & REC. DISTRICT Nearest Rot-pse atfeet(or directions to st ): c�,7 ❑ CITY OF _ c11 Mi - . T N UNIFIED-SEWERAGE AGENCY Sp t-'1---"`"' a-.� PROPOSED PROJECT NAME: PROPOSED DEVELOPMENT ACTION:(DEVELOPMENT REwew.scu3omsKIN, aonPARn7 PARTITION. . . V e± %AA e U Ceci EXISTING USE: 0 ■ C.-IZ_ PROPOSED USE._ •✓ (_Q __ IF RESIDENTIAL IF INDUSTRIAVCOMMERGWL: IF INSTITUTIONAL! NO-OF DWEWNG UNf L TYPO OF USE • NO.ea.Ff. • S1WG L FAME IAtLTI-FAwt. NO.OP 00.FT.(GRO$$RQ04=1 AREA NO.67UD NTOrta PU)YE£Somem6k-16 SERVICE PROVIDER: PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE (ADEQUATE OR INADEQUATE) AND RETURN TO THEAPPLICANT AS LISTED ABQVE. ® SERVICE LEVEL.I5 ADEQUATE TO SERVE THE PROPOSED PROJECT, Please Indicate wtial Improvernints,or revisions to 1ha proposal Its needed for you lo'provide adequate service to thla project. SlppUfURE: e OATE/ 1 49_ POSMON: :..2.g.4.V...• S V 'illikLIP 16g\AS"e-- ❑ SERVICE LEVEL IS INADEQUATE To SERVICE THE PROPOSED -'DJECT_ Please indicate why the service level Is Irtxdequate. , _. _ ,1 T1=1 BIGNATh E: DATE Servi.e Pro Letter 6/t1Pa9 — - '.' Zr.` ;'}rr • Washington Couraay PRE-APPLICATION DATE: —_5P—`t Q CO DOpattrnein of Lana Use and Transportation ithio 165 I rireiOprr� S Services APPLICANT:���M "TQ� }- �l i55 N Fl(st Auer Suite 350.13 L . V t/l (s/_I Hltlsboro,OR 87124 0 , /- III • 603-64848761 fax 50149.3-4412 r'" . [f.IllaggliM REQUEST FOR STATEMENT PH. E A -- f• OF DESIGN CONSIDERATIDINS OWNER FOR SURFACE WATER MANAGEMENT ----- -V--f----:-----U-11- 1 T Ohl (USA) _ ..,.r,llallm W PHONE USA PROPERTY DESCRIPTION: ASSESSOR MAP NO,: ._ S f 13 OTHER TAX LOT NO:_ - 1.0 ADDRESS: 0Mrairmimigs,.�'l i %' e, PROPOSED DEVELOPMENT ACTION: PROPERTY Le ATION "TF-al. • s �Nr FUNIEw stltl'-xvrstotl PAR7�12Qt{SP6 U SITE SIZE: no- a. s 51—C__ d `- Oita PROJECT NAME: EXISTING USE: . (.) d G l �- ,tM-- PROPOSED USE_ ■ r 7.1G11-1 `J IF RESIDENTIAL: IF(NDUSTRIALICQ1tERCIAL IF INSTITUTIONAL: NO.OP DWELLING UN(TSl TYPE OF UM,. 1 LA NO.OF SQUARE FE--T SFR MULTI NO.OF SQL„ NO.STUOENTS/F.MpLOYEES .arrommasr ATTACH THE FOLLOWING INFORMATION TO THIS APPLICATION: t_ Topographical map(minimal scale 1•=200',contour interval no dose(than 5 1L) 2. Development layout(Simla,lots,parking areas,budding configuration,pathways,creaks,wetland.landscape auras) 3. Vicinity map (minimum scale.I'm 114 mile) ....m.imp.. PLEASE RETURN COMPLETED LEI I ER TO THE APPLICANT,NOT WASHINGTON COUNTY TO BE COMPLETED BY GOVERNING JURISDICTION DEVELOPMENT ACTION SUBMITTAL.MUST CONSIDER THE FOLLOWINO: Water Quality Facility required Ilk ON Water Quantity Facility required ArY UN Site Contains Sensitive area j' I$N 2&ftrundisturbed corridor regilired IRY❑N 014A and/or Flood plain exists OY(SN Waterway Is ci0asified as a Fleodway DY W Hydraulic and hydrological analysis required MY ON COMMENTS/EXPLANATION: Signatuns , Oath / i d�D6 Position zi�V V V IS b 2 7 GaUSERSUANETQ WO0ATAt,SACFORMSISERFRC V,VSA )2 Right AigIe Digital Print & Supply Inc. Invoice 10855 SW Cascade Blvd. e Tigard Oregon 97223 (503) 620-3691 / Fax 620-3889 1a http://www.rtangle.net 1- 12/01/00 1 . 006274 Acct.No. 1419 ZONE: D1 Bill to: Ship to: SHIM, JANET SHIM, JANET 14347 SW KOVEN CT 14347 SW KOVEN CT TIGARD OR 97224 TIGARD OR 97224 (503) 524-3683 ( ) - (503) 524-3683 ( ) - SALES NO. COPIES TOTAL SIZE OR UNIT LESS CATEG. ORIG. EACH QUANT. ITEM NO. DESCRIPTION COST %DISC TOTAL PLOTB 2 1 2 24-36 BOND PLOT . PLT 6 . 00 EA 12 . 00 BONDSS 2 17 34 24-36 DIGITAL BOND SAME SIZE 1 . 20 EA 40 . 80 MISC 2 18 36 STAMP DATE . 05 EA 1 . 80 MISC 2 18 36 FOLDING SETS TO 24X36 . 75 EA 27 . 00 NEW AT RIGHT ANGLE FREE SCAN TO FILE TRY IT TODAY! SUBTOTAL 81 . 60 TAX EXEMPT.NO. : SALES TAX . 00 216 sq. ft. TAXABLE AMOUNT: . 00 TOTAL 81 . 60 JOE 1ll: P MAGARO P.O.No. : Rep:DM Sold By: KM Received By Date Thank, You Check Out Our New Web Site http : / / www . rtangle . net s al//varraf'vp ETE i&AGVO tti'c/w& c A PROFESSIONAL CORPORATION NARRATIVE APPLICANT: DATE OF REPORT: STEVE SHIM 8-3-00 JANET SHIM PROPERTY OWNER: STAFF CONTACT: STEVE SHIM JULIA HAJDUK JANET SHIM LEGAL DESCRIPTION: ZONING DESIGNATION: LOT 7, `BEVELAND" MUE SITUATED IN THE NE 1/4 SECTION 1, T. 2 S.,R. 1 W., W. M. WASHINGTON COUNTY LOCATION: 7086 SW BEVELAND STREET TIGARD, OR 97224 MAP #2SIIAB 1 10570 S.W. Citation Drive • Beaverton, Oregon 97008 • (503) 579-2421 I. APPLICANT REQUEST: THE APPLICANT IS REQUESTING APPROVAL TO CONSTRUCT A TWO STORY OFFICE BUILDING APPROXIMATELY 10, 400 SQUARE FEET REPLACING AN EXISTING ONE STORY STRUCTURE USED FOR COMMERCIAL OFFICES APPROXIMATELY 1800 SQUARE FEET. II. FINDINGS: THE FOLLOWING INFORMATION IS IN SUPPORT OF ALLOWING THE REQUESTED CONSTRUCTION OF TWO STORY OFFICE BUILDING APPROXIMATELY 10, 400 SQUARE FEET. A. THE CURRENT ZONING IS DESIGNATED MUE (MIXED-USE EMPLOYMENT) B. THE COMPREHENSIVE PLAN MAP DESIGNATION IS MUE C. ALLOWABLE LOT COVERAGE NEW CONSTRUCTION IS 85% OF THE TOTAL LOT AREA. D. MAXIMUM HEIGHT FOR NEW CONSTRUCTION IS 45'-0". E. SETBACKS ARE AS FOLLOWS: FRONT 0'-0" REAR 0-20'-0" SIDE 0-20'-0" F. MAXIMUM FLOOR AREA RATIO IS .40 PERCENT,REFER TO CODE SECTION 520.2. 2 III. COMPLIANCE WITH CRITERIA FOR APPROVAL: ZONING REQUIREMENTS A. EXISTING PROPERTY IS ZONED MUE WITH NO MINIMUM LOT SIZE. EXISTING LOT AREA IS 27,200 SQ. FT. B. AVERAGE LOT WIDTH IS 50', SUBJECT PROPERTY HAS A WIDTH OF 160'-0". C. MAXIMUM BUILDING HEIGHT IS 45'-0', THE PROPOSED STRUCTURE HAS A MAXIMUM HEIGHT OF APPROX. 26'. D. MAXIMUM FLOOR AREA RATIO IS .40 PERCENT OF 27,200 SQ. FT. = 10,800 SQ. FT. AREA. PROPOSED OFFICE BUILDING HAS A GROSS SQUARE FOOTAGE AREA OF 10,400 SQ. FT. E. MINIMUM LANDSCAPE ARE A REQUIRED IS 15% OF 27,200= 4080 SQ. FT. LANDSCAPE PROVIDED APPROX. 4800-5200 SQ. FT. PARKING AND ACCESS REQUIREMENTS F. PARKING REQUIRED IS PER PARKING ZONE A WHICH IS 2.7 PER 1,000 FOR OFFICE USE AND 9.9 PER 1,000 FOR FOOD SERVICE PER CODE SECTION 18.765.040. SQ. FT. OFFICE 9800/1000 = 9.8 x 2.7 =26.46 STALLS SQ. FT. FOOD 1000/1000= 1 x 9.9=9.9 STALLS TOTAL REQUIRED = 36.36 STALLS = 37 STALLS TOTAL PROVIDED =40+ 1 LOADING ZONE SPACE NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AS COMPACT SPACES. G. STANDARD PARKING SPACE DIMENSIONS ARE 8'- 6"x 18-6" PARKING SPACES PROVIDED 9'-0"x 18'-0". H. TWO ADA PARKING SPACES HAVE BEEN PROVIDED AT THE MAIN ENTRANCE OF THE BUILDING. I. BICYCLE RACKS WILL BE PROVIDED AND LOCATED AS AS PER CITY REQUIREMENTS. J. DRIVEWAY ACCESS WIDTH SHALL BE 30'-0"WITH A MINIMUM PAVEMENT WIDTH OF 24'-0", TOTAL NUMBER OF ONE ACCESS REQUIRED, REFER TO CODE 18.765 AND 18.705. 3 i LOADING AREA REOUIREMENTS K. COMMERCIAL BUILDINGS IN EXCESS OF 10,000 SQ. FT. SHALL BE REQUIRED TO HAVE A LOADING SPACE. SPACE SIZE AND LOCATION SHALL BE PROVIDED PER THE CITY ENGINEER, REFER TO CODE 18.765.080. CLEAR VISION AREA L. CITY REQUIREMENTS DICTATE CLEAR VISION AREAS TO BE MAINTAINED BETWEEN 3'-0" AND 8'-0"IN HEIGHT, THIS REQUIREMENT SHALL BE MAINTAINED AT VEHICULAR ACCESS TO PROPERTY PER CODE 18.795. BUFFERING AND SCREENING M. BUFFER AREAS MUST BE OCCUPIED BY A MIXTURE OF DECIDUOUS AND EVERGREEN TREES AND SHRUBS AND MUST ALSO ACHIEVE A BALANCE BETWEEN VERTICAL AND HORIZONTAL PLANTINGS. PLEASE REFER TO THE SUBMITTED LANDSCAPE FOR SPECIES AND SIZE OF PLANTINGS WHICH CONFORM TO THE REQUIREMENTS. THE REQUIRED BUFFER WIDTHS FOR THIS PROJECT ARE 6'- 0" ALONG NORTH PROPERTY BOUNDARY, 10'-0"ALONG EAST BOUNDARY, 6'-0" ALONG SOUTH AND 10'-0"ALONG WEST. THESE MINIMUMS HAVE BEEN MET AND EXCEEDED, PLEASE REFER TO SITE PLAN. REFER TO CODE 18.745.2. LANDSCAPING N. STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET AND MUST BE PLACED WITHIN THE PUBLIC RIGHT OF WAY OR ON PRIVATE PROPERTY WITHIN 6'-0"OF THE RIGHT OF WAY BOUNDARY. STREET TREE MUST HAVE MINIMUM CALIBER OF AT LEAST 2"WHEN MEASURED 4'-0" ABOVE GRADE AND SPACED 20-40'-0" APART. REFER TO LANDSCAPE PLAN FOR PROPOSED PLACEMENT. REFER TO CODE 18.745, 18.765, Aq AND 18.705. TREE REMOVAL PLAN REQUIREMENTS O. THERE SHALL BE SEVERAL LARGE TREES ON THE EAST SIDE OF THE PROPERTY ADJACENT TO THE STREET. REFER TO SURVEY FOR THE PROPOSED DESIGNATED TREES TO BE 4 REMOVED. AN ARBORIST SHALL PREPARE THE REQUIRED REPORT TO SUBSTANTIATE THEIR REMOVAL AND REPLACEMENT SHALL BE PER CITY CODE, REFER TO SECTION 18.790.030.C. MITIGATION P. REPLACEMENT OF TREES SHALL BE PER CITY STANDARDS REGARDING EQUIVALENT SPECIES, SIZE AND NUMBER OR COMPENSATION TO THE CITY FOR TREE REPLACEMENT MAY BE AN OPTION, REFER TO SECTION 18.790.060.E. CODE CHAPTERS Q. CHAPTER 18.60 SITE DEVELOPMENT REVIEW. SITE DEVELOPMENT AND REVIEW COMPLETED ON 2-24- 2000 WITH JULIA HAJDUK, BRIAN RAGER, STEVE AND JANET SHIM, AND PETER MAGARO. VARIOUS ITEMS OF DISCUSSION HAVE BEEN ADDRESSED IN THIS NARRATIVE. R. CHAPTER 18.390 IMPACT STUDY. IMPACT STUDY IS ATTACHED TO THIS NARRATIVE. S. CHAPTER 18.652 TIGARD DESIGN STANDARDS. TIGARD TRIANGLE DESIGN STANDARDS HAVE BEEN IMPLEMENTED INTO THIS PROPOSED DEVELOPMENT AS ILLUSTRATED IN THE ACCOMPANYING SITE PLAN,FLOOR PLAN AND ELEVATIONS ALONG WITH THE PRELIMINARY LANDSCAPE PLAN. THE PROPOSED PROJECT CREATES A HIGH QUALITY MIXED USE FACILITY WITH CONVENIENT PEDESTRIAN AND VEHICULAR ACCESS. T. CHAPTER 18.620 STREET CONNECTIVITY. ALL DEVELOPMENTS MUST DEMONSTRATE THAT LOCAL STREET SPACING WILL PROVIDE PUBLIC STREET CONNECTIONS AT INTERVALS OR NO MORE THAN 360' OR PERFORMANCE OPTION(a) OF LOCAL SPACING SHALL OCCUR AT INTERVALS OF NO LESS THAN 8 STREET INTERSECTIONS PER MILE OF WHICH THIS PROJECT COMPLIES WITH. 5 U. CHAPTER 18.620.030 SITE DESIGN STANDARDS. THE BUILDING IS NOT REQUIRED TO HAVE A MINIMUM OF 50% OF FRONTAGE ALONG THE PUBLIC STREET BECAUSE SW BEVELAND IS A COLLECTOR STREET AND NOT A MAJOR OR MINOR ARTERIAL STREET. THE MINIMUM BUILDING SETBACK SHALL BE 0'-10' WHICH THIS PROPOSED PROJECT COMPLIES WITH. THE PROPOSED SITE AND BUILDING DESIGN PROVIDE FOR PEDESTRIAN WALKWAY CONNECTION TO THE BUILDING ENTRANCE MINIMUM 6'0"WIDE. THE PARKING LOCATION IS TO THE SIDE AND REAR OF THE BUILDING AND LIMITED TO 50%OF THE STREET FRONTAGE. THE LANDSCAPE AREA IS PER L-1 LANDSCAPE STANDARD FOR FRONTAGE, AND L-2 FOR INTERIOR AND SIDE. V. CHAPTER 18.620.40 BUILDING DESIGN STANDARDS. THE PROPOSED BUILDING COMPLIES WITH THE REQUIREMENT FOR ALL STREET FACING ELEVATIONS WITHIN THE BUILDING SETBACK(0'-10') ALONG PUBLIC STREET TO HAVE A MINIMUM OF 50%OF GROUND FLOOR WALL AREA WITH WINDOWS,DISPLAY AREAS OR DOOR WAY OPENINGS. THE BUILDING FACADE FACING AND WITHIN VIEW OF THE PUBLIC STREET COMPLIES WITH THE REQUIREMENT FOR VARIATION AND BUILDING MATERIALS AND BUILDING OFFSETS FOR ARCHITECTURAL ENHANCEMENT. WEATHER PROTECTION FOR PEDESTRIANS IS PROVIDED FOR BY COVERED PORCHES AT BOTH ENTRANCES TO THE BUILDING OFF THE PUBLIC STREET AS WELL AS THE PROVIDED PARKING AREA. THE BUILDING MATERIAL PROPOSED IS A RED BRICK ARRANGED IN A PARTICULAR DESIGN AND FORMAT TO CREATE AN INTERESTING ARCHITECTURAL SKIN FOR THIS TWO-STORY OFFICE BUILDING. 6 ROOF CONSISTS OF ESSENTIALLY A FLAT SYSTEM WITH VARYING PARAPET HEIGHTS AND PITCHED ROOF AREAS WITH METAL STANDING SEAM ROOF ACCENTUATING THE MAIN ENTRANCES TO THE BUILDING. ROOF MOUNTED EQUIPMENT SHALL BE SCREENED FROM VIEW FROM ADJACENT PUBLIC STREETS AS PER CITY STANDARDS. W. CHAPTER 18.620.050 SIGNS. FINAL SIGN DESIGN HAS NOT BEEN DETERMINED AT THIS TIME HOWEVER SHALL BE SUBMITTED FOR APPROVAL PER CITY STANDARDS AND SHALL COMPLY WITH THE TIGARD TRIANGLE REQUIREMENTS. X. CHAPTER 18.620.070 LANDSCAPING AND SCREENING. L-1 LOW SCREEN LANDSCAPING HAS BEEN PROVIDED WITHIN THE PARKING LOT ALONG THE LOCAL COLLECTOR STREET SW BEVELAND AND L-2 GENERAL LANDSCAPING HAS BEEN PROVIDED WITHIN PARKING LOT AREAS. PLEASE REFER TO LANDSCAPE PLAN FOR SIZE, SPECIES AND QUANTITY. Y. CHAPTER 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS. A PRELIMINARY IMPROVEMENT PLAN FOR STREET AND UTILITIES AHS BEEN PREPARED BY JEFF DOVE CIVIL ENGINEERING FOR OVERALL STREET IMPROVEMENT OF SW BEVELAND AS WELL AS SITE DRAINAGE PLAN AND WATER QUALITY FOR THIS SPECIFIC SITE,PLEASE REFER TO DRAWINGS SUBMITTED. Z. NEIGHBORHOOD MEETING A NEIGHBORHOOD MEETING HAS BEEN COMPLETED AS PER CITY REQUIREMENTS, THE RESULTS OF WHICH HAVE BEEN ATTACHED TO THIS REPORT FOR YOUR REVIEW ALONG WITH THE LETTER OF NOTICE REGARDING THE NEIGHBORHOOD MEETING. 7 t IV. CONCLUSION: A. THE ABOVE OUTLINE FACTS AND CRITERIA OF THE EXISTING CONDITIONS AND THE NEW PROPOSED ARCHITECTURAL DESIGN ILLUSTRATES AND SUPPORTS THE REQUEST FOR THE CONSTRUCTION OF THIS TWO-STORY OFFICE BUILDING BEING IN COMPLIANCE WITH CITY OF TIGARD GUIDELINES FOR A DEVELOPMENT WITHIN THE TIGARD TRIANGLE. PLEASE CALL ME WITH ANY QUESTIONS, COMMENTS OR ADDITIONAL INFORMATION REQUIRED THAT MAY BE NECESSARY TO COMPLETE THIS APPLICATION FOR DESIGN REVIEW. SINCERELY SUBMITTED, PETER MAGARO,PRESIDENT ON BEHALF OF PETER MAGARO ARCHITECTURE,PC. 8 Job No. 0308 Date: 08/23/00 'i1 1-124/Of )-P.A) Page 1 of r/U Preliminary Storm Drainage Calculation Shim Office Building At 7086 S.W. Beveland Ave. Tigard, Oregon 97223 For: Steve Shim NAN r ce d Lv A By Dove Civil Engineering 5031 SW Madrona Street Lake Oswego, OR 97035 Phone/Fax (503) 697-5926 i� ,G1fVLi. ✓ `a ,: `� wil 154 PI I. �i l P p N 213 o I r.i.:1 ,. J �l�1.i t,\i4 Y_ ;/ Dove Civil Engineering ►!Ti 5031 SW Madrona Street Job# Duo A .1 Lake Oswego, OR 97035 Date: !.'2o ' Phone/Fax (503)697-5926 Page __?—of 12 ,DRAINAGE .41:Z5AcS FXisT. 141 F'. = 4, °17i- = a: 12_ A1/4 EX SST , Pe , = 22 22G s c = 0 S I L PRO. I MIS = PAiK IIVG, -1- 200 _ 13) pd- 6, O 77 SF = I/, o OSF = O. Li- 4 AL Pled . 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' 1 G 'r -j 1.4.1 . ..C-a-- ->-ct4SG.C4:1Pe > 3,0' S'r- L -ii--1 fr ,, ,Iz+,,,c 5a,,...,„, „, I 3, 0 M N - goo L- {0 ',, Dove Civil Engineering 5031 SW Madrona Street Job # D Lake Oswego,OR 97035 Date: . 1 r,r Pa a Hof 1( __ _� Phone/Fax (503)697-5926 g REVIEW OF THIS ROUTE1-DATA FILE N ELEV STAGE DISCHARGE STORAGE PERC-AREA 1 1.00 1.00 .00 19.6 .0 2 2.00 2 .00 .00 39.2 .0 3 3 .00 3 .00 .00 58.9 .0 4 4.00 4 .00 .00 78.5 .0 5 5.00 5.00 .00 98.1 .0 6 6.00 6.00 .00 194.7 .0 7 7 .00 7 .00 . 12 490.3 .0 8 8 .00 8 . 00 .21 786.9 .0 9 9.00 9. 00 . 27 883.3 .0 10 10.00 10.00 .32 903.0 .0 11 11.00 11 .00 . 36 922.6 .0 12 12 .00 12.00 .40 942.4 .0 INITIAL STAGE ELEV = .00 AVERAGE PERC-RATE = .0 SATURATED PERC-RATE = .0 GROUND STORAGE BEFORE SATURATION = .00 REVISE (Y or N)? t4 * 1 o VFA P -.t'[ Q6iC I ��ft,Q7xG)E -GY?i Vet_ i 2. t''d -- t i._ /ex) Or or 36°46 i W £ fpk 44 la S W- . • 1 t, 1l` ( b - 3 . 7 � I 7�-- v - (J)(■q,bz 0,4)0 0 I ;0,00(7 v. ti y-(z 7tX) r 1 G 4.-2 ? 'G. 1224 V= +(sS3)600) t 4 4G, 3 p.cbz� �� 2 w2 U.G�Z4 9..21 U. 2( Ze Y= (6X6(4,62.`4 (c--- I D o)\ -1 SC . q 1_ -__- o z7 (I q,6 1 !U .00 -S7 0. - G J;. -) v - (io f I (o? ' .-26)-1 - Qo 1 ,c) I ( , ,o041 o,"sG v.34-1 v: / 111,6,,. +7G--) : 9Z 7.c. (-7_,, •,0044 p,¢O 0.4-044 v:62 (((4,62) +.7)0'7 : 9.43 .¢ Dove Civil Engineering Job # �0 8 •y 1 5031 SW Madrona Street Lake Oswego, OR 97035 Date. yf., 0_I Phone/Fax (503) 697-5926 Page -.T�of i0 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 2,24 , 2.50 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2. 50" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 5 , 80 , . 1 ,98 , 5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) _ 1. c R pp A CN A CN • V>Si .6 . 5 80.0 .1 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 16 7 . 67 2437 v`A Pr ccf2- K t, ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: shimj2.pre S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 2, 24 , 2 .5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.50" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 2 ,80 , . 4 , 98 ,5 DATA PRINT-OUT: 7� c o AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) r` A CN A CN rJ�V . 6 . 2 80.0 .4 98.0 5.0 'N 'TO i.1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) �`rrA.7 4(E . 29 7 .67 3942 ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: shimj2.pst li / `",, Dove Civil Engineering 5031 SW Madrona Street Job # 3 d U ;, Lake Oswego, OR 97035 Date: 1 6 Page _�_of ! Phone/Fax (503)697-5926 g Z. k-?1: i-o ,-f- Val (_1- -fre I a C9 1--/A<44 i< SPECIFY: C - CONTINUE, N - NEWJOB, P - PRINT, S - STOP, R - REVISE n RESERVOIR ROUTING INFLOW/OUTFLOW ROUTINE SPECIFY [d: ] [path]filename[ .ext] OF ROUTING DATA shimjcd.sto DISPLAY ROUTING DATA (Y or N)? n ENTER [d: ] (path]filename[ .ext] OF COMPUTED HYDROGRAPH: shimj2.pst INFLOW/OUTFLOW ANALYSIS: PEAK-INFLOW(CFS) PEAK-OUTFLOW(CFS) OUTFLOW-VOL(CU-FT) .29 .16 3637 INITIAL-STAGE(FT) TIME-OF-PEAK(HRS) PEAK-STAGE-ELEV(FT) .00 8.00 7.42 PEAK STORAGE: 610 CU-FT ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: shim2 .out / ? Dove Civil Engineering , RE 5031 SW Madrona Street Job # • D i 1 Lake Oswego, OR 97035 Date: 1 Q! ' t Phone/Fax (503)697-5926 Page 7 of 10 _ S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 10, 24 , 3 . 10 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 3 .10" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 5,80, . 1,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) v A CN A CN ( 0 �R ' PRZ .6 . 5 80.0 . 1 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 23 V40-1- K6 U1 a 3446 --. �Sty VG, Ej ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: shimjl0.pre S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 10 , 25, 3 . 10 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 25-HOUR STORM **** 3.10" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 2 , 80, . 4 ,98,5 DATA PRINT-OUT: / ►o YrZ- V-f)S-7 AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) ( t>611 `TO T.&1 A CN A CN ' — -r}- u 41 .6 .2 79 .7 .4 98.0 5.0 T tc PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 21 7.00 4867 ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRA shimjl0.pst Dove Civil Engineering Job # RE: 5031 SW Madrona Street ;! Lake Oswego,OR 97035 Date: Phone/Fax (503)697-5926 Page of J Q C) 90s-7- u5?) (1, __Avti-v , SPECIFY: C - CONTINUE, N - NEWJOB, P - PRINT, S - STOP, R - REVISE n RESERVOIR ROUTING INFLOW/OUTFLOW ROUTINE SPECIFY [d: ] [path]filename[ .ext] OF ROUTING DATA shimjcd.sto DISPLAY ROUTING DATA (Y or N)? n ENTER [d: ] [path]filename[ .ext] OF COMPUTED HYDROGRAPH: shimjl0.pst INFLOW/OUTFLOW ANALYSIS: PEAK-INFLOW(CFS) PEAK-OUTFLOW(CFS) OUTFLOW-VOL(CU-FT) . 21 16 rC 4817 INITIAL-STAGE(FT) TIME-OF-PEAK(HRS) PEAK-STAGE-ELEV(FT) .00 8.00 7.44 PEAK STORAGE: 600 CU-FT ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: shimjl0.out Dove Civil Engineering RE Job # � 5031 SW Madrona Street Date: 1 '1 Lake Oswego, OR 97035 , Phone/Fax(503) 697-5926 Page of 1 b S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 25 , 24 , 3 .90 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3 .90" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 5, 80 , .1,98, 5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 25 (1A-L Pr/- .6 .5 80.0 . 1 98.0 5.0 17E1) PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) -f,�t c �a� fir. - r t-f ( 488k, 1 o7 ENTER [d: ] [path)filename[ .ext) FOR STORAGE OF COMPUTED HYDROGRAPH: shimj25.pre S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 25, 24 , 3 . 90 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3 .90" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 2 , 80, . 4 ,98 ,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) Zj- Ui 17e,c37- A CN A CN D c -r-C).6 .2 80.0 . 4 98.0 5.0 12..U. If PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) `tOV4 f-" . 51 7.67 6744 1 K ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: shimj25.pst • BE., Dove Civil Engineering lob # a dog 5031 SW Madrona Street r ' ,:! Lake Oswego, OR 97035 Date: /61 Phone/Fax (503) 697-5926 Page J y of Y02- PCY.3T ENTER OPTION: 3 RESERVOIR ROUTING INFLOW/OUTFLOW ROUTINE SPECIFY [d: ] [path]filename[ .ext] OF ROUTING DATA shimjcd.sto DISPLAY ROUTING DATA (Y or N)? n ENTER [d: ] [path]filename[ .ext] OF COMPUTED HYDROGRAPH: shimj25.pst INFLOW/OUTFLOW ANALYSIS: PEAK-INFLOW(CFS) PEAK-OUTFLOW(CFS) OUTFLOW-VOL(CU-FT) . 51 . 35 © t 6459 ( PG, a) INITIAL-STAGE(FT) TIME-OF-PEAK(HRS) PEAK-STAGE-ELEV(FT) . 00 8 . 00 10.60 S.t2 P(PE PEAK STORAGE: 910 CU-FT k) ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: shimj25.out SEWER PIPES Enter up to 10 pipes. Enter <Return> only for flowrate and diameter to end. FLOWRATE DIAMETER FRICTION SLOPE VELOCITY (CFS) (IN) (FT^1/6) (%) (FPS) 0.40 10.00 0.0130 0.03 0.73 0.40 12 .00 0.0130 0.01 0.51 3 .56 12 .00 0.0130 1.00 4.54 2.19 10.00 0.0130 1.00 4.02 2.52 12.00 0.0130 0.50 3.21 1.55 10.00 0.0130 0.50 2.84 Page of I From: Matt Griffin <mattg @stormwatermgt.com> To: Jeff Dove, PE <DCE @gateway.net> Date: Monday, January 22, 2001 4:29 PM Subject: CBSF Jeff: Attached is the detail for the single cartridge Catch Basin Storm Filter. The cartridge can treat a WQ flow rate of 15 gpm (0.033 cfs) and has maximum conveyance capacity of 1.0 cfs (internal bypass capacity). Please also note that the Rim-IE Out difference is 2.23' and cannot be reduced below this value ; that is the hydraulic head required to drive the flow through the cartridge. Our website is a great resource for design info, drawings, etc. Once the unit is placed on the plans, we typically review those plans to ensure proper design. If you could send me a copy of the plan & profile at some point I would appreciate it. Again, I am available at any time for design support. Feel free to call or email with any questions or comments. Thank you. Matthew J. Griffin, E.I.T. Stormwater Management, Inc. Portland, OR (800)548-4667 FAX : 503/240-9553 www.stormwaterinc.com • CATCH BASIN STORMFILTER SPECIFICATIONS PART t GENERAL 2.2 STEEL CATCH BASIN COMPONENTS 1.1 SECTION INCLUDES A Steel Catch Basin: Catch basin shall be all welded steel construction, fabricated from 1/4-inch steel, coated inside and out with asphaltic paint, Catch Basin StormFilter and rated for 20,000 b loading. 1.2 RELATED SECTIONS B. Catch Basin Grate: Crating shall be ductile iron construction and rated for 20,000 lb loading. Section [ ]: C. Catch Basin Said Lid: Solid lid shall be diamond-plate construction 1.3 SUBMITTALS with 2-inch angle support. all sides coated with asphaltic print, and rated for 20,000 b boding. A. Stormwater Management to submit shop drawing to contractor for approval. 2.3 CONTRACTOR-PROVIDED COMPONENTS B. Stormwater Management to submit Operation and Mdntenance Manual to A. Concrete. Shall be 3000 psi, 25 cloy strength. 3/4-inch round rock. contractor if requested. 4-inch slump maximum, placed within 90 minutes of initial mixing, or as otherwise specified in the general technical specifications. PART Z PRODUCTS B. Reber: Shall meet ASTM A-615M Grade 420 (60 Ian) or as otherwise 2.1 INTERNAL COMPONENTS specified in the general technical specification,. A. All internal components including PVC piping, filter cartridge(,) and filter C. Sub-Base: Shall be 6-inch minimum of 3/4-inch minus rock or as media (ac specified in the Stormfilter data black) shall be provided by otherwise specified In the general technical epecifrcotione. Stormwater Management Inc., 2035 NE Columbia Blvd,. Portland. OR 97211 (800/548-4667). D. Bocklll: Shall be 3/4-inch minus rock or as otherwise specified in the general technical cpecffications. B. PVC Piping: All internal PVC piping and fittings shall meet ASTM 01785. PART 3 EXECUTION C. Filter Cartridge: 3.1 STEEL CATCH BASIN 1. Cartridge bottom pan, inner ring, and hood shall be constructed from linear low-density polyethylene. Cartridge screen steal consist of gohanized A Catch basin floor shall be set level and plumb. 1" x 1/2" welded wire fobric (16 gauge minimum) with a bonded PVC coating. Internal parts shall consist of PVC or ABS pipe and fittings, B. Contractor shall prevent eediirrent and debris from entering the filter Siphon-priming float shall be constructed from linear low-density unit during construction. polyethylene. Outer filter fabric shall be 10 x 8.5 clear fiberglass mesh. Inner filter fabric shall be 10 z 8.5 dear fiberglass mesh over Enkamat C. Contractor shall compact sub-base to 95% of maximum density or as 7210 or woven polyethylene with a US Standard Sieve #20 opening size. All otherwise specified by engineer, lhncuitoble malarial below sub-grads shall miscellaneous screws, nuts, and fasteners shall be aluminum or stainless be replaced as directed by engineer. steel. D. If necessary, the inlet chamber may be filled with clean water to assist 2. An orifice plate shall be supplied with each cartridge to restrict flow In Preventing notation during construction until the structure is bockmhed rate to 15 gpm maximum. and the concrete collar is poured. 0. Filter Media: Filter media shall be by Stormwoter Management a E. Contractor shall compact backfill to 95% of maximum density or as approved alternate. Filter media shall consist of one or more of the otherwise specified by engineer. fdlowinq, as specified in the StormFilter data block: F. Catch basin outlet shall be connected to downstream (and upstream, if 1. Partite Media: Perlite media shall be mode of natural siliceous volcanic applicable) piping using a flexible-type coupling. rode free of any debris or foreign matter. The expanded penite shall hove a buk density ranging from 6.5 to 8.5 ro/ft3 and particle sizes ranging G. Concrete perimeter slab shall be constructed 1 toot wide and 6 inches from 0.06 to 0.50 inches. thick. Slab shall include two #4 rebar hoops with minimum 6-inch overlap at closure. Allow 2-inch vertical spacing between hoops and minimum 2. CSF Leaf Media: CSF Leaf media shall be made exclusively of fallen 2-inch clearance from concrete surfaces. deciduous leaves with less than 5% by dry weight of woody or green yard debris materials. Filter media shall be granular and shall contain less than 3.2 FILTER CARTRIDGE 0.5% foreign material such as gloss or plastic contaminants. Media shall be dry at the time of installation. Catch Basin StormFilter shall be provided complete with cartridge(s) and cartridge media installed. The CSF Leaf media shall have a bulk density ranging from 40 to 50 Ib/f13 and particle sizes ranging from 0.05 to 0.50 inches. Maximum level 3.3 CLEANUP of dust for filter media steal be defined as: media passing through o US Standard Sieve 04 shall have no more than 10% (by mass of dry media) A. The project site shall be dean and free of dirt and debris before runoff passing a US Standard Sieve #45. approved allowed to enter the filter. Site worts shall be in a complete condition as approved by the engineer. The project site includes any surface that 3. Zeolite Media: Zeolite merle shall he made of naturally occurring contributes storm drainage to the system. clrnopttotite, which has a geological structure of potaccium-caldum-sodium akiminosiiicate. B. The inlet/outlet chamber and filter chamber(,) shall be free of construction debris and sediment before the system is placed in operation. The zeolite media shall have a bulk density ranging from 44 to 50 lb/ft3, particle sites ranging from 0.125 to 0.25 inches. and a cation exchange C. Contractor shall remove the 4-inch temporary oonetructbn plug(,) capacity ranging from 1.0 to 2.2 meq/g. between the inlet chamber and filter chamber(s) to plate the system In operation. 4. Iron-Infused Media: Iron-infused media shall be made from phenolic resin mixed with iron particles and polymerized to form open celular foam. D. The 4-inch cleanout plug in the overflow weir wall shall remain in place The stock materials must be free of debris with the iron particles being for proper operation of the system. non-reactive and non-greased. The iron-infused media shell have a bulk density ranging from 20 to 30 ENO OF SECTION Ib/rt3 and particles sizes ranging from 0.0 to 0.5 inches. 5. Pleated Fabric Insert: Pleated fabric insert shall be constructed with a minimum of 75 sq-ft of fabric placed between two aluminum end cape with neoprene gaskets. The overall dimensions of the insert shall be 16.0' 0.0. x 11.5 I.D. x 1 8.25" tall. The fabric shall meet the following &pacifiicatlone: 140 pleats measuring 2.125" x 18.25"; 100% 3D PE/PET bicomponent then, thickness of 19 mils; Mullen Burst of 96 psi: and Coulter Parameter of 70 micron. DATA BLOCK ONE - CARTRIDGE STEEL CATCH BASIN STORMFILTER STRUCTURE CALLOUT ID WATER QUALITY FLOW (CFS) CONVEYANCE FLOW (CFS) RETURN PERIOD OF PEAK FLOW MEDIA TYPE RIM ELEVATION I.E. DIAMETER INLET STUB OUTLET STUB CIRCLE CONFIGURATION: OUTLET OUTLET 0 0 LJ u INLET INLET OPTIONS (AVAILABLE AT EXTRA COST): El OUTLET STUB - OTHER THAN 8" DIAMETER INLET STUB ❑ OTHER: • S TDRMW4 TER M A N A G E M E O T N C 2035 N.E. COLUMBIA BLVD.- PORTLAND, OR 97211 (5 03) 240-3393 • FAX: (503) 240-9553 SNEET OCSOCO""eow p61D °®`°¢ CATCH BASIN STORMEILTER Ds •p: MA M..Orm p: wyw.one 2/3 our p MANN cxo Nv ONE—CARTRIDGE STEEL UNIT 2 DATA BLOCK STORMWATER Sc71£ PROJECT NO. O 41445 nI MAME: If A A. A G E t4 E N.7.S I �F—1—&D C USf EDfk.� PLOT DA1E. 12/1/2000 REINFORCING BARS MTh GENERAL NOTES:Er OUTLET FORMPERIMETER SLAB CARTRIDGE FLOW PIPE STUB (STD) 1.) STORMFILTER BY STORIAWATER MANAGEMENT INC., PORTLAND, OREGON (800/548-4667) (BY CONTRACTOR) B -4- 2.) CATCH BASIN MUST BE SET LEVEL. 3.) EXTERNAL PIPING AND COUPLINGS TO BE PROVIDED BY OTHERS, 4 4.) FLEXIBLE COUPLING TO BE USED AT INLET & OUTLET. FERNCO OR ENGINEER APPROVED. a 4 •4 5.) PERIMETER SLAB TO BE PROVIDED BY CONTRACTOR d e - - d n GQ 6.) STORMFILTER REQUIRES REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE Q MANUAL FOR DETAILS. 7,) CATCH BASIN STORMFILTER STRUCTURAL SPECIFICATIONS: A - l =.• LOAD RATING: 20,000 LB. r ��..■s'01�� III' CONSTRUCTION: 1/4" STEEL PLATE ':L COATING: CORROSION RESISTANT, ALL SURFACES NHS.rr A d I NIE WEIGHT: 659 LB. ``-�� ��'"' `� INLET GRATE: DUCTILE IRON V •�;`;`�`_\_ I PERIMETER SLAB: REQUIRED ai,ra ...miih � .. 0 . 4 LIFTING EYE' (TYP) ,4 LET PIPE SOLID LID INLET GRATE B•_ STUB (OPTIONAL) CATCH BASIN STORMFILTER - PLAN VIEW o SCALE. N.T.S. PERIMETER SLAB 3,000 PSI CONCRETE (BY CONTRACTOR) 4,_10' 2-#4 REINFORCING BARS -+1 4` 1 '� (BY CONTRACTOR) ' ■ IISi_III1OIIIIIWIWILIEll FILTER ' ��1 CEWI r I/ 2'-2 3/r /d / '�WEIR CREST F LE J/ "� ■ ���• 5 OUTLET PIPE 41j1=7I■ STUB (STD) yj OVERFLOW WEIR WITH FILTER Final CUMBER INLET/OURET CH■NBER CLEANOUT CFIANBER 1'-d CLEANOUT OPENING OUTLET 2' 2.-5' IN OVERFLOW WEIR CATCH BASIN STORMFILTER - SECTION VIEW CATCH BASIN STORMFILTER - SECTION VIEW illil • SCALE. N.T3, SCALE: N.T.B. The STOBMYATEB MANAGEMENT StannFilter US. PARENT No. 5,322,629, Tipact study E T E AAGAito , c/wce,c WIC A PROFESSIONAL CORPORATION IMPACT STUDY APPLICANT: DATE OF REPORT: STEVE SHIM 8-3-00 JANET SHIM PROPERTY OWNER: STAFF CONTACT: STEVE SHIM JULIA HAJDUK JANET SHIM LEGAL DESCRIPTION: ZONING DESIGNATION: LOT 7, `BEVELAND" MUE SITUATED IN THE 'A SECTION 1,T. 2 S., R. 1 W.,W. M. WASHINGTON COUNTY LOCATION: 7086 SW BEVELAND ST. TIGARD, OR 97224 MAP 32S11AB 1 10570 S.W. Citation Drive Beaverton, Oregon 97008 (503) 579-2421 IMPACT STUDY RIGHT-OF-WAY DEDICATION APPROVAL OF A DEVELOPMENT APPLICATION WILL REQUIRE A DEDICATION FOR SW BEVELAND STREET TO 30' FROM CENTERLINE OF STREET. STREET IMPROVEMENTS ONE HALF-STREET IMPROVEMENT WILL BE NECESSARY ALONG SW BEVELAND STREET TO INCLUDE 18'-0" OF PAVEMENT FROM CENTERLINE TO CURB AND CONCRETE CURB WITH 6'-0" CONCRETE SIDEWALK. ADDITIONALLY, STORM SEWER AND OTHER UNDERGROUND UTILITIES AND STREETLIGHTS WILL BE REQUIRED. SANITARY SEWER THE NEAREST SANITARY SEWER IS AN 8"LINE THAT IS LOCATED ABOUT 160' WEST OF THE SITE ON SW BEVELAND. THE PROPOSED DEVELOPMENT WILL BE CONNECTED THE PUBLIC SANITARY SEWER. THE DEVELOPER WILL EXTEND THE 8"MAIN LINE TO THE EAST BOUNDARY OF THE SITE. WATER SUPPLY THE WATER SHALL BE PROVIDED BY TUALATIN VALLEY WATER DISTRICT THROUGH A PUBLIC LINE TO BE EXTENDED PER REQUIREMENTS BY THE WATER PROVIDER. ALL CITY GUIDELINES FOR EXTENDING A LINE SHALL BE OBSERVED. FIRE PROTECTION TUALATIN VALLEY FIRE AND RESCUE DISTRICT PROVIDES FIRE PROTECTION SERVICES WITH IN THE CITY OF TIGARD. OWNER HAS CONTACTED ERIC MCMULLEN REGARDING INFORMATION FOR ADEQUACY OF CIRCULATION AS WELL AS NEED FOR FIRE HYDRANTS. ACCOMMODATIONS SHALL BE MADE FOR CIRCULATION ADJUSTMENTS OR THE NEED FOR ADDITIONAL HYDRANTS. STORM SEWER IMPROVEMENTS 2 THE PROPOSED DEVELOPMENT PER CITY OF TIGARD STANDARDS SHALL PROVIDE FOR STORM WATER RUNOFF TO BE CONVEYED TO AN APPROVED PUBLIC DRAINAGE SYSTEM. ONSITE DETENTION AND FILTRATION FOR WATER QUALITY SHALL BE PROVIDED UNDER THE PAVED PARKING DRIVEWAY AREA AS PER THE PRELIMINARY SUBMITTED PLANS PREPARED BY JEFF DOVE CIVIL ENGINEERING. STORM DRAINAGE SURFACE WATER MANAGEMENT REGULATIONS (SWM) ESTABLISHED BY UNIFIED SEWER AGENCY(USA) REQUIRES THE CONSTRUCTION OF ONSITE WATER QUALITY FACILITIES WHICH SHALL BE PROVIDED UNDER THE PAVED PARKING AREA. THE FACILITIES SHALL BE DESIGNED TO REMOVE 65% OF THE PHOSPHORUS CONTAINED IN 100%OF THE STORM WATER GENERATED FORM THE NEWLY CREATED IMPERVIOUS SURFACES. PLEASE REFER TO DRAWINGS PREPARED BY JEFF DOVE CIVIL ENGINEERING. POWER, TELEPHONE, CABLE TELEVISION ELECTRIC POWER AND TELEPHONE SERVICES ARE PROVIDED BY PORTLAND GENERAL ELECTRIC AND GTE NORTHWEST RESPECTIVELY. NATURAL GAS IS PROVED IS PROVIDED BY NORTHWEST NATURAL GAS. THERE ARE EXISTING OVERHEAD UTILITY LINES WHICH RUN ADJACENT TO THE SITE ALONG SW BEVELAND STREET. PRIOR TO OCCUPANCY THE OCCUPANT SHALL EITHER PLACE THESE UTILITIES UNDERGROUND OR PAY A FEE IN-LIEU OF. NOISE IMPACTS THE COMMERCIAL NATURE OF THE PROPOSED FACILITY BEING DAYTIME OFFICE USE PRIMARILY DOES NOT GENERATE UNUSUAL NOISES THAT WOULD NOT BE CONSISTENT WITH THE SURROUNDING SINGLE FAMILY RESIDENTIAL NEIGHBORHOOD. ADDITIONALLY, THE WIDE SETBACKS AND LANDSCAPE BUFFERS FROM THE PROPERTY LINES CREATE ADDITION SEPARATION AND SOFTENING OF ANY POTENTIAL NOISES. MECHANICAL EQUIPMENT SERVICING THE FACILITY SHALL BE SCREENED TO MINIMIZE SOUND IMPACTS TO NEIGHBORS. TRANSPORTATION THE PROJECT SITE IS SERVED BY SW BEVELAND STREET WHICH IS DESIGNATED AS A COLLECTOR STREET ACCORDING TO BRIAN RAGER, CITY OF TIGARD ENGINEERING STAFF, WHICH THE MOST RECENT TRAFFIC COUNTS AVAILABLE FROM THE CITY ARE STATED HEREIN. 3 r • THE FACILITY WILL GENERATE TRIPS BY EMPLOYEES AND VISITORS THROUGHOUT THE DAY WITH PEAKS AT MORNING, AND QUITTING TIME, TAPERING OFF LATE MORNING AND EARLY AFTERNOON WITH FEW EVENING TRIPS. TRAFFIC IMPACT FEES WASHINGTON COUNTY ADOPTED COUNTYWIDE TRAFFIC IMPACT FEE OF TIF IN 1990, THE TRAFFIC IMPACT FEE SHALL BE PAID BY OWNER BASED UPON THE NUMBER OF TRIPS WHICH ARE PROJECTED TO RESULT FROM THE PROPOSED DEVELOPMENT. PLEASE CONTACT ME WITH ANY QUESTIONS , COMMENTS OR ADDITIONAL THAT MAY BE REQUIRED TO BE INCLUDED IN THIS IMPACT STUDY. S 'CE' / Y SUBMITTED, f PE R MAG O, PRESIDENT ON : HALF PETER MAGARO ARCHITECTURE,PC 4 . ' sASTER ENGINEERING Studies • Planning • Safety November 28, 2000 Janet Shim 14347 SW Koven Court Tigard, OR 97224 Dear Ms. Shim: As required by the City of Tigard, I have estimated the trip generation and dis- tribution for the proposed office building at 7086 SW Beveland Street in Tigard. I un- derstand that the building will be located on the south side of Beveland between 70th and 72nd and will be 10,400 sq ft in size. To estimate the number of trips that will be generated by the office building, trip rates from the TRIP GENERATION handbook, 6th edition, published by the Institute of Transportation Engineers were used. ITE land-use code 710, General Office Build- ing, was used for the calculations. The trip generation is based on the square footage. The calculations determined that the building would generate about 16 trips during the evening peak hour, with three trips entering and 16 exiting the site. The trip generation calculations were based on the average trip rates rather than the fitted curves because the fitted curves are not accurate for small building sizes. The trip distribution estimates were based on the locations of nearby residential areas, the roadway network in the vicinity of the site, and previous trip distribution studies of land developments in the area. The trips were then assigned to the street network based on the routes most likely to be used by drivers. All trips to and from the south on Interstate 5 were assumed to use the ORE 217 interchange with 72rd Avenue, and this traffic was assigned to 70th Avenue and 72nd Avenue to the south of the building site. Trips to and from the north on Interstate 5 were assumed to use the Haines Road interchange or the North Tigard interchange. Ten percent of the trips were assumed to be to and from Dartmouth Street to the west of 72"d Avenue. The office building trip distribution for the evening peak hour at the intersec- tions of Dartmouth with 72"d and Dartmouth with 68th is shown in the first diagram at- Union Station,Suite 206 • 800 N .6th Avenue • Portland,OR 97209 • Phone(503)248-0313 • FAX(503)248-9251 rl 1 'II't STER ENGINEERING Janet Shim November 28, 2000 Page 2 tached to this report. Detailed trip generation and trip distribution calculations are also attached to this report. If there are any questions regarding this analysis or if any additional information is needed, please let me know. Yours truly a To R La\,aster, PE Principal .\,jkQ PROFFS 4�\y ��G�NFF�� r ■ ORE c• .. ki O G<Y22.∎9 X18 R. L ANGP t -c)0 • T Interstate 5 Southbound Exit lfr Dartmouth Street 1 e 4., ... 000 000 \, 0 0 ...o 0 0 — Interstate 5 o 0 0 0 Southbound Entrance Qb o_ v oo 1 C j j 1 N IN 0C-3 l Beveland Street \ / 1 I i 1 TRIP DISTRIBUTION PM Peak Hour LANCASTER ENGINEERING I,VCadcASh,mOHice2.vcd 11/2112000 711 LANCASTER ENGINEERING TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 10.4 P AM PEAK HOUR PM PEAK HOUR T Trip Rate: 1.6 Trip Rate: 1.5 E Enter Exit Total Enter Exit Total Directional irectional Distribution 0.88 0.12 Distribution 0.17 0.83, Trip-Ends Trip Ends WEEKDAY SATURDAY Trip Rate: 11 Trip Rate: 2.4 Enter Enter Exit Total nter Exit Total Directional irectional 0.5 0.5 Distribution 0.5 0.5 Distribution lidgiE:101:111iI111:011 Trip Ends Trip Ends Source:TRIP GENERATION,Sixth Edition LANCASTER ENGINEERING TRIP DISTRIBUTION Beveland Office Building AM PEAK PM PEAK DAILY Percent New Pass-By Total Percent New Pass-By Total Percent New Pass-By Total ENTERING From: N 10% 2 0 2 10% 0 0 0 10% 6 0 6 S 50% 8 0 8 50% 2 0 2 50% 29 0 29 E 30% 5 0 5 30% 1 0 1 30% 17 0 17 W 10% 2 0 2 10% 0 0 0 10% 6 0 6 TOTAL 100% 15 0 15 100% 3 0 3 100% 57 0 57 EXITING To: N 30% 1 0 1 30% 4 0 4 30% 17 0 17 S 50% 1 0 1 50% 7 0 7 50% 29 0 29 E 10% 0 0 0 10% 1 0 1 10% 6 0 6 W 10% 0 0 0 10% 1 0 1 10% 6 0 6 TOTAL 100% 2 0 2 100% 13 0 13 100% 57 0 57 Pass-By Percentage: 0% A rbøris±/rre e. RQport ARBORIST'S REPORT: TREE PLAN NOVEMBER 20, 2000 Prepared for K-TEK INTERNATIONAL, INC. 7086 SW Beveland Street Tigard, OR 97223 Prepared by David R. Cory Pruett Tree and Landscape PO Box 1967 Lake Oswego, Oregon 97035 (503) 635-3916 Copyright©2000 by Pruett Tree and Landscape.All rights reserved. TREE PLAN FOR K-Tek International, Inc. Page 1 7086 SW Beveland Street,Tigard, OR 97223 Pruett Tree and Landscape November 20,2000 SCOPE OF WORK The assignment is to provide K-Tek International, Inc., with a Tree Plan for the proposed construction site at 7086 SW Beveland Street, Tigard, OR 97223. See Site Sketch with numbered trees on page 4. This report will include a numbered (1-7) tree inventory of existing trees on the site at the time of inspection. The inventory will include the following information: a. Number of tree corresponding to number on Site Sketch. b. Species c. Diameter at four feet above existing grade d. Condition e. Narrative comments regarding recommended care. BACKGROUND This Tree Plan is based on property lines represented on drawings provided to the arborist. No other information was provided. The field work was by David R. Cory, ISA Certified Arborist WC-1403. The site work was performed November 16, 2000. SUMMARY The trees at this site are one (1) redwood (Sequoia sempervirens); one (1) western serviceberry or Saskatoon (Amelanchier alnifolia); two (2)Japanese pieris (Pieris japonica); and three (3) singleseed hawthorn (Crataegus monogyna). The redwood stands in the "footprint" of proposed construction and is designated to be removed. The other trees are designated to remain. The redwood designated to be removed represents 50 percent of the 2 existing site trees over 12 inches in diameter. TREE PLAN FOR K-Tek International, Inc. Page 2 7086 SW Beveland Street,Tigard, OR 97223 Pruett Tree and Landscape November 20,2000 DISCUSSION City of Tigard Community Development Code, Title 18.790.030, requires that, if 50- 75 percent of 12+-inch trees are being retained, 50 percent of those being removed must be mitigated. Fifty percent of the redwood's calculated single-stem diameter of 37.0 inches equals 18.5 inches, and must be mitigated in accordance with Title 18.790.060D. At least ten two-inch, or seven 3-inch caliper trees, installed post- construction as part of the landscape plan will satisfy mitigation requiremnts. The trees designated to be retained are all in fair condition excepting pruning needs. RECOMMENDATIONS The plastic sheeting in the root zones of the trees to be retained should be removed immediately. The organic litter already present is a good thing and should be left in place. It is recommended that redwoods not be selected as mitigation trees. They are relatively fast growers and their growth habit is far too large for the location. Prior to construction, temporary chain link fencing six (6) feet tall should be installed along the tree line on the south end of the site (trees #1-#6) on the construction side. The fence should be positioned as far as possible from the trees to be protected and still accommodate the proposed construction. There should be no construction activity, storage of materials, etc., on the tree side of this protection fencing unless under the direction and supervision of a consulting arborist experienced in protecting trees on wooded construction sites. The trees should be pruned no sooner than one year following construction. There will be changes in environment and, as a result, the trees could expeience stress. Allowing at least one year prior to pruning living tissue will offer them a better chance of recovery. It is recommended that existing trees NOT be irrigated. They should be monitored during and after construction for signs of stress and therapeutic measures undertaken if indicated. TREE PLAN FOR K-Tek International, Inc. Page 3 7086 SW Beveland Street,Tigard, OR 97223 Pruett Tree and Landscape November 20,2000 TREE INVENTORY Tree number: 001 Species: Pieris japonica. Diameter at four feet above grade: Two stems, 5.7 and 8.4 inches. Comment: Basal suckering. Plastic liner under organic litter covers root zone. Tree number: 002 Species: Pieris japonica. Diameter at four feet above grade: 5.0 inches. Comment: Plastic liner under organic litter covers root zone. Tree number: 003 Species: Crataegus monogyna. Diameter at four feet above grade: 8.7 inches. Comment: Acutely atached codominants, one grafted to a lateral. Poison oak. Plastic liner under organic litter covers root zone. Tree number: 004 Species: Crataegus monogyna. Diameter at four feet above grade: 6.0 inches. Comment: Plastic liner under organic litter covers root zone. Tree number: 005 Species:Amelanchier alnifolia. Diameter at four feet above grade: 5.2 inches.Comment: Bowed main stem (phototropic response to overhanging hawthorn canopy). Plastic liner under organic litter covers root zone. Tree number: 006 Species: Crataegus monogyna. Diameter at four feet above grade: Three stems (grafted together) estimated 5.0, 5.0, and 10.0 inches.(Calculated single stem diameter is 12.24 inches.1) Comment: Plastic liner under organic litter covers root zone. Tree number: 007 Species: Sequoia sempervirens. Diameter at four feet above grade: Three stems, 26.7, estimated 9.0, and estimated 24.0 inches.(Calculated single stem diameter is 37.0 inches.1) Comment: Root zone limited by retaining wall and driveway. Main stems acutely attached. Plastic liner under organic litter covers root zone. Large surface roots. Single stem diameter is calculated by dividing the sum of trunk areas at 4.0 feet above grade by 3.14(a) and doubling the square root of the quotient. TREE PLAN FOR K-Tek International, Inc. Page 4 7086 SW Beveland Street,Tigard, OR 97223 Pruett Tree and Landscape November 20,2000 SITE SKETCH Not to Scale N T SW Beveland Street T e #7 Existing Building Tree Tree Tree Tree Tree Tree #3 #2 ) #5 #6 0 11110 ir TREE PLAN FOR K-Tek International, Inc. Page 5 7086 SW Beveland Street,Tigard, OR 97223 Pruett Tree and Landscape November 20,2000 ASSUMPTIONS AND LIMITING CONDITIONS 1. Any legal description provided to the Pruett,Inc.,Arborist is warranted to be correct.Any titles and ownership information as to any property also is warranted to be accurate.No responsibility is assumed for matters legal in character.The client further warrants that the property/project is not in violation of any applicable codes, ordinances,statutes,or other government regulations. The Pruett,Inc.,Arborist assumes no responsibility as to any information involving legal information or as to opinions based on incorrect information. 2. The Arborist cannot independently,personally verify all information necessary to provide this report. The Arborist will reasonably attempt to obtain information from reliable sources.All data have been verified insofar as reasonably possible,however, the Arborist can neither guarantee nor be responsible for the accuracy of information provided by others. 3. The Arborist will give testimony related to this report only if separate contractual arrangements are made,including payment of an additional fee for such services. 4. Loss or alteration of any part of this report invalidates the entire report. 5. Possession of this report or a copy thereof does not imply a right of publication or use for any purpose by any other than the person to whom it is addressed,without the prior written consent of the Arborist. Neither all nor any part of the contents of this report, nor copy thereof,shall be used for any purpose by anyone but the person to whom it is addressed,without the written consent of the Arborist,nor shall it be conveyed by anyone,including the client,to the public through advertising,public relations,news,sales or other media,without the written consent of the Arborist. 6. This report and any values expressed herein represent the opinion of the Arborist and the Arborist's fee is in no way contingent upon the reporting of a specified value, a stipulated result,the occurrence of a subsequent event, nor upon any finding to be reported. 7. Sketches,diagrams, graphs,and photographs in this report,are for explanatory purposes,are not necessarily to scale and should not be construed as engineering or architectural reports or surveys,and should not be relied upon except as an aid to understanding this report. 8. Unless expressed otherwise: (a) information contained in this report covers only those items requested to be observed and reflect the condition of those items at the time of observation;and(b) the Arborist's observations are limited to visual examination of accessible components without dissection,excavation,or probing. There is no warranty or guarantee,expressed or implied,that problems or deficiencies involving the plants or property in question may not arise in the future. 9. Client hereby waives and releases Arborist and Pruett Incorporated,its agents, directors,officers,employees, representatives,successors and assigns and insurers of and from all damages,claims,actions,suits and liability of any nature whatsoever, known and unknown, now existing or arising after the date of this report and related or pertaining to (1)the information in this report, (11) information not contained in this report,and/or(111) any other act or omissions of Arborist with respect to the subject matter of this report. saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES `' ' GTT OP TIaARD,°MOM Community rDeveCopment (Pre-Application fleeting Notes are Valid for Six (6) Months) Srapingf(Better community NON-RESIDENTIAL — PRE,APP.M1G.DATE: 0° STAFF AT PRC-APP.-. /eg- L, — = APPLICANT: J4nc/ AGENT: _ Phone: ( ) say- 3 ' 3 Phone: ( ) PROPERTY LOCATION: , ��� ADDRESS/GEN. LOCATION: 0'b t"./. • I .. /4 - d i TAX MAPS)/LOT #(S): NECESSARY APPLICATIONS: SWe 04Ve/er 4/ PROPOSAL DESCRIPTION: flJa ' ��'r eA'g '1/4, qc/1 /d 02e ;9. �'W d e COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: C.I.T. AREA: r FACILITATOR PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: ' sq. ft. Average lot width: -s° ft. Maximum building height: /-S ft. Setbacks: Front ft. Side QZQ ft. Rear (9/.2-/P ft. Corner __ ft. from street. MAXIMUM SITE COVERAGE: YS % Minimum landscaped or natural vegetation area: %. [Refer to Code Section 18.5:2a 2 1 "14,c eizr Qre3 C4 hp «' -4' ? 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 CITY OF TIGARD Pre-Application Conference Notes Page I of 9 NGX An�miul AppLuoan Plm%rg Guw l.n, SPECIAL SETBACKS • 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 18.730.010.8.1 PARKING AND ACCESS REQUIRED parking for this type of use: ‘V%'‘‘rii<�j •11,9/7-1")( "6✓r 'c%1 Parking SHOWN on preliminary plan(s): ✓ ope" ,S ,„ plc k,;� Zone SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: • Standard parking space dimensions: 8 feet, 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: 3o Minimum pavement width: 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 18.1051 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Aaidrntiil AppLation/Planning Dn sion kaion • . WALKWAY REQUIREERTS ' _WALKWA—SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. [Refer to Code Section 18.105.030) LOADING AREA REQUIREMENT& Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. [Refer to Code Section 18.165.080) —10N AREA/ � he. 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 18.7951 I fffEM9111D SCREENING In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. ._2._ [Refer to Code Chapter 18.7451 /A4 P , 79.5• - The REQUIRED BUFFER WIDTHS which are applicable to your pr osal_area are as follows: feet along north boundary. - /a i feet along east boundary. feet along south boundary. 6' — i0 ' feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: . C[ANDSCAPING) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, a,id raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.745,18.765 and 18.7051 CITY Of TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Atsdentiil Appl.uon/Plmndg Decision Section GNSSIGN 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 PO TIALL1 .UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE .iO - AR FLOODPDURt NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOP ,S-1 EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to prelimthary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boun rtes, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands myt be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for,the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.7751 STEEP SLOPES When STEEP SLOPES exist, prior to iss nce of a final order, a geotechnical report must be submitted which addresses the approval st ndards of the Tigard Community Development Code Section 18.775.080.C. The report shall be ased upon field exploration and investigation and shall include specific recommendations for achievi g the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY[USA)BUFFER STANDARDS,R 8 0 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED •: IDOR SHALL Br A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined •oundarie : II. _- itive area, except where approval has been granted by the Agency or City t• reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduc• the width of a portion of the vegetated corridor, then the surface water in this area shall be direct:d to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allo .ble encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 perceni of the length of the vegetated corridor within the development or project site can be less than 25 fe-t in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 -et. Restrictions in th- Ve•etate Corridor: NO structures, 'eve opment, construction activities, gardens, lawns, application of chemicals, dumping of any aterials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: - A GRAVEL 'ALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bi e path is paved, then the vegetated corridor must be widened by the width to the path. A pave or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boun ary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths sh II be constructed so as to minimize disturbance to existing vegetation; and - WATER QU LITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the pproval of the Agency or City. Location of Veg el Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWM1 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON Resdenul Application/Planning Donlon Section . WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policie -of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigari4ocal Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin-River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs./ Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). Y Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard inclride Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZO TALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, R THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. - ..arian setback is t same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). D. Th standard Tb A LATIN RIV R RIPARIAN SETBACK IS 75 FEET, unless modified in ac rdance with this - apter. D. The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. D ISO TED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no ripari n setback; however, a 25-foot "water quality buffer"" is required under Unified Sewerage Agen y (USA) standards adopted and administered by the City of Tigard. (Refer$ Code Section 18.797.030) Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better (protection for id ntified major stream resources is ensured through streambank restoration and/or (enha ement of riparian vegetation in preserved portions of the riparian setback area. Eligibility r Rip rian Setback in Disturbed Areas. TO BE ELIGU3 FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.85.050.0. that demonstrates all of the following: D Native plant species currently cover less than 80% of the on-site riparian corridor area, D The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ✓ 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-Resdenal Appliation/Ploninj Division 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 REMOVAL1'@N REQUIREME I►. : 'e ► e ' HE 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, major 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.C.] IGATION LACEMENT 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 18.790.0601.1 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-R, ential Appkcnion/P4nn ng Donlon Section • NARRATIVE _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 18.3901 0 E CHAPTER 1 8.330(Conditional Use) 18.620(Tigard Triangle Design Standards) rl 18.765(Off-Street Parking/loading Requirements) 1 8.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.175(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Grculation) � 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustment) 18.715(Density Computations) 4------18.790(Tree Removal) 18.380(boning Map/Text Amendments) 18.720(Design Compatibility Standards) f 18.795(Visual Clearance Areas) 1 8.385(Miscellaneous Permits) 1 8.725(Environmental Performance Standards) 18.797(Water Resources(WR)Overlay Distinct) 1 8.390(Decision Making Procedures/impact Study) 18.730(Exceptions To Development Standards) 18.798(Wireless Communication fadlities) 18.410(lot line Adjustments) 18.740(Histonc Overlay) (Street&Utility Improvement Standards) 1 8.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(landscaping&Saeening Standards) • / 18.510(Residential boning Districts) 18.750(Manufactured/Mobil Home Regulations) !/ 18.520(Commercial Zoning Districts) c" 1 8.755 (Mixed Solid Waste/Recycling Storage) 18.530(Industrial inning Districts) 18.760(Nonconforming Situations) IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050) IGHBORHOOD MEETING THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyor's Office: 503-648-88841 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 NON-Resdenuil Apphoaon/Planning Notion Section DING PERM' ERMITS) PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). YCLI G 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 Chapter18.7551 ADDITIONAL CONCERNS OR COMMENTS: _ (G ✓r(GS O/ . ife l�O k d /0 ' -c; Po^ /�� //AC JV hg 'I° 0� r'� lS J 4_ /1 6/ address •/GQQ44 T o�c . C1�t.� �► si9',o!s 1> /9•ic✓SC y ) L/,id, /oUA , AA(49 cks y.., etc. -/8 6ao C/ /17 x_54 , , , / dFx s � �k ,,� •x - 74.s. PROCEDURE 1/ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. 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-Resdentul Applionon/PIinning Division Section The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Fieprinv5 0f- c.0 . A basic flow chart which illustrates the review process is"available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: TU�'9 /J4/0id( CITY OF TIGARD INNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: [5031 639-4171 FAX: [5031684-7297 E-MAIL: (staff's first name)@ci.tigard.or.us HApatty\masters\Pre-App Notes Commercial da: (Engineering section preapp eng) Updated 2-Nov-99 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-nesidenbil Application/Planning Don lemon • 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: J vYerrcl n Date: a-ay-2o 61-) 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: •= Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed • Written summary of proposal • Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes and a notarized mailing list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard le al-size (#10), addressed with 1" x 4" labels (see attached envelope submittal requirements) C04/44.7- A z,,,,,/S/)rc/ (6 39-9/7/x 3 2o) •r /,V. Documentary evidence of neighborhood meeting (if required) 4 ‘,17 .0-1.. ,*',Z' /s/S r . / aoy0 4. Impact Study per Section 18.390.040.B.2.(e) O 1413 C/• �W,yf h qJ Copy of the Pre-Application Conference notes \1 = Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): Vicinity Map Preliminary Grading/Erosion Control Plan �Existing Conditions Map IY Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map [Y Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan (K1.-----Tree Preservation/Mitigation Plan Ir Site Development Plan Ell--"Architectural Drawings B-*"-- Landscape Plan Sign Drawings ®---- Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES /' 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 E Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 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). kX¢S jr, ,)15w •P ray�i�'a.1 r1n rs.54^4.1 G Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ fisting Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10%slopes or 5'for slopes>10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map City of Tigard Land Use Application Checklist Page 2 of 5 = 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 su or and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided • Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdivtlded land ❑ • Contour lines related to a City-established benchmark a 2' intervals for 0-10% grades and 5' intetvals for grades greater than 10% ❑ The purpose, location, type and size of all of the followi g (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, path ays and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present us s of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements El • Existing natural features including rock outcroppings, wetlands and marsh areas • The proposed lot configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for purposes other than re fdential, it shall be indicated upon such lots El • If any of the fore ing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative nd submitted with the application materials El Preliminary Pa ition/Lot Line djustment Plan • The owner of the subject parcel El The owner's authorized agent El The map scale, north arrow and date ❑ Proposed property lines ❑ • Description of parcel location and boundaries El • Contour lines (2' intervals for slopes 0-10% or 5' for slopes >10%) El Location, width and names of streets, easements and other public ways within and adjacent to the parcel El • Location of all permanent buildings on and within 25' of all property lines ❑ • Location and width of all water courses El Location of any trees with 6"or greater caliper at 4' above ground level El • All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements El =- Any applicable deed restrictions ❑ - Evidence that land partition will not preclude efficient future land division where applicable El • Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 C Development Pla 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 ❑ andscape Pla 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 ❑ _ blic 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 ❑ �ltiIities Pla Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants El Preliminary Storm Drainage P 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 PI Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ • A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings • Floor plans indicating the square footage of all structures and their proposed use ❑ • Elevation drawings for each elevation of the structure ❑ ign Drawi • Specify proposed location, size and height ❑ is\;c u rpl n\m aste rs\revi s ed\chk l ist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION C CaffirartIram ommunity Shaping Better Community 25, I A, PUBLIC FACILITIES 's0° 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: Vexr‹,,_AwD 91'• to "o feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Stree 'mprovements: ( (z street improvements will be necessary along Cw -p J Sz to include: feet of pavement lei.�),-A (-÷3 a concrete curb ['storm sewers and other underground utilities [� c� -foot concrete sidewalk a street trees Erstreet signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 et 6 Eagluertag Impartment Seetloe ( ) str improvements will be necessary al 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. ( ) street improvements will be necessary along 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. ( ) _ street improvements will be necessary along 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. 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.) ( Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section are on the opposi de of the street from the site. If tI 3e in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The are existing overhead utility lines which run adjacent to this site along SW k=ve,-.4,-v . Prior to c)«--+' _--{ , 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) inch line which is located . ¢ s,r P_-cti?�. . The proposed development must be connected to a public sanitary sewer. It is the developers responsibility to -c Ce7" Wt1 tASI. Ezg.it.g>SA1 a= Sr.C6 . Water Supply: The (J .-r,,, v rpy 0,3-rp-,c-r - Phone:(503) _ = _ 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: fE- <-µ,, ,,, Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. C`�I.15116 p.—(GP- ;■x.4..1 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section newly created impervious faces. The resolution contains a vision 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: ( ) Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CITY OF TIGARD Pre-ApplicatIon Conference Notes Page 4 of 6 Engineering Department Sectiol In addition, the p€ tee will be required to post a bo Dr similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • GRADING PLAN REQUIREMENTS I 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: z4-koz-o ENGINEERING DEPARTMENT STAFF Phone: [503)639-4171 Fat (503)6847297 h:\patty\rnasters\preapp.eng (Master section:preapp-r.mst) 04-March-1999 CITY OF TIuARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section I LETTER AND PLAN This Letter and Plan is submitted to request apre-application X34�Shim conference. A iicant Janet Home: 524 83 en Ct. Tigard, Sub'ect pro a Cell: 780-6905 R 97224 7086 S Map# S 1A13 rld St. Tigard,Bard} OR 97224 D Peter Magaro. 579- escri tio�af th e 2421 Pro sal and a new building,existing resident. uestivns we will rat the new edil ding is ready building is being used demolished.f The size y f°r us to for general for this new food f the building in existing half the l e co �'. The (deli-sandwiches z ot a buil o8 will be ppro j building will office. Idle we b be for teriyaki-type x'od el cvrU be completely build improvement,t his ne questions would general of/ice food will 0,000 e C di tely men fission 1d feet e water Include: l There will not restaurant. and"IQy to remove e tree and water . Requirement f be medical The purpose I have fission near the sidewalk on the lot coverage,o ft dedication, vices. enclosed a site plan and a C n the let}side of th building.on, street Sincerely h and Parking 2. check for�24p i1/' Janet Shim • •. - '4 f, dt 5.10). ; r., ., ,I, t.,, 117300( 7 ')--- : Fideli National Title Com an of Ore on 1) to . 1) to 1 �e Map# n►e seta,txbw is made sob1Y for the a of asses In said a�and the Com�Y asses no ilabll1ty for variations,K any,in dimensions and location ascertained by actual ' _ 1 r 232.1` I - — 100' -w II 151.13• 1 100 to se•;4 E 344.39-- 64� 565.8' 800 ''a'w 4.39 .99 Ac. 801 X8/695 2 I I 1.99 Ac. 2.3 er 8 1 _144 se e°so'w 320 14 1 100' R,,�•� PERPETUAL EASEiNENT — Te.45 1.0. 3s.63 4� — -- Ne6S�SoE j-ISIS v/• O A.- ., M ° o n R,aj 43'I6Q3 fi O r• , MOST N.LY INITIAL ►DINT •se S.E. CON.(STONE Ok.._' -'," . . GEO.RICHAROSON N.0 cos. 1 • .C. 36 Se9°06'w 69. 9 M. 44 1 1l e � 133.6.- ... LLER 544.7 N. 69'06 E. 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'' '64:-j •• '` 1 2 7 A ,� 8 Q I o . .1 .1.0).gaskii . 20 ,2y..y:v//////.... �Or% k.w...r...Yw4% ...mr6vc r4,474:4r/ww 741 'N• [ •i :..Y,G.Ai.....�x15rAt ......wUWi' _ _ _ I T Pre-Apps (CD Meetings) February 2000 S M T W T F S 1 2 3 4 5 ;17' 6 7 8 9 10 11 12 W . 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Thursday, February 24, 2000 8:00 8:30 9:00 Pre-app 9:30 10:00 Janet Shim-524-3683 SDR @ 7086 SW Beveland 10:30 11:00 Pre-app 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 1:50PM Friday,February 11,2000