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SDR2000-00013
SDR2000 -00013 MCA OFFICE BUILDING NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00013 •j1 !!�a CITY OF TIGARD MCA OFFICE BUILDING Community(Development Shaping Better Community 120 DAYS = 10/23/2000 SECTION I. APPLICATION SUMMARY FILE NAME: MCA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2000-00013 PROPOSAL: The applicant proposes to demolish the existing residence and remove some of the existing trees that are to be mitigated. The intent is to construct a new one-story, 6,600 square foot office building with 18 parking spaces. OWNER: Hugh McCaffery APPLICANT: Mentrum Architecture, Inc. 16633 Woodsman Court 2858 NW Santanita Terrace Lake Oswego, OR 97034 Portland, OR 97210 LOCATION: 7460 SW Beveland Street; WCTM 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 1 OF 24 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: Matthew cheidegger. 1. Submit a revised plan that provides evidence of all service facilities properly screened according to Section 18.745.050.E.2. 2. Submit a revised landscape plan showing street trees to be spaced no more than 30 feet apart. 3. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 4. Submit a plan showing the refuse container to be accessible without occupying required parking stalls. 5. Submit details addressing_the Mixed Solid Waste & Recyclables Storage Design Standards in order for Staff to determine that this standard has been met. 6. Submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. 7. Submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feef back from the front of the parking stall. 8. Submit details of the bicycle rack to be used. 9. Submit a tree removal and protection plan prepared by a certified arborist. 10. Submit detailed lighting plan for the exterior of the building. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. Prior to issuance of a site permit, a public improvement permit and compliance agreement is required for this project. 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). 12. 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. 13. 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. 14. 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 2 OF 24 15. 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) street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. 16. Prior to issuance of the site permit, the applicant shall pay the assessment for this parcel related to Sewer Reimbursement District #15. The assessment for this parcel is $6,670. 17. 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 building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 18. 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: 19. Prior to issuance of a building permit, the applicant shall pay $4,000 to the City toward the future signalization of SW 72" Avenue/SW Dartmouth Street. 20. Prior to issuance of a building permit,68th applicant shall pay $1 ,200 to the City toward the future signalization of 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: 21. 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. 22. 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. 23. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,300 and it shall be paid prior to final building inspection. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 3 OF 24 24. 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. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the address (7460 SW Beveland Street). Based on this search, staff could not find any record of past land use activity. The property was previously used as residential, with a single-story home on the property. The land was then purchased by Lowe's Hardware (formally zagle Hardware). The home was demolished and the property was sold as MUE zoned property. 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 has been converted from a single-family home to an office building and the southern property is being developed as the new Lowe's Hardware building. The property to the north is separated by SW Beveland Street and is developed with a single-family dwelling. Site Information and Proposal Description: The site is currently vacant. The proposal is to construct a new one-story 6,600 square foot office building with 18 parking spaces. The property is located at 7460 SW Beveland Street; WCTM 2S101AB, Tax Lot 2703. 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 SDR2000-00013/MCA OFFICE BUILDING PAGE 4 OF 24 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 there is 660 feet between SW Hermosa Way and SW 72" Avenue. Pedestrian connections exist in easement form along the adjacent access to Lowe's Hardware. FINDING: Because the proposal meets the design option, the Street Connectivity Standards have been met. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 5 OF 24 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 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 6 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. 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 lans 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 a L-2 Landscape Standard, except where a side and 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 side of the building and occupies 39% of the total frontage and is located behind a minimum of L-1 landscaping to the north and the west of the property. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 6 OF 24 Building Design Stanaards: 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. The Beveland Street frontage meets this standard by providing 33 feet of window area where 30.5 feet of window area is required. Therefore, this standard has been satisfied. 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 is greater than 50 feet but is broken up with recessed windows and changes in structural setbacks. The proposed facades are spaced between (3) and (12) feet apart. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The plans provide for recessed entries of 4 x 16 feet deep at the main entrances on the west side of the building. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building will be real stucco with banding, arches and tile accents. 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 tile. Therefore, this standard is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 7 OF 24 No roof-mounted equipment is shown on the plans. The narrative indicates that the towers and parapets will screen all mechanical devices. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have been fully met. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant's plans show a proposed wall sign which meets the standards listed above. The permitting of signs, however, is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for any sign located on the property. FINDING: 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 set ion. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 8 OF 24 • Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: The landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards. The landscape standards of Section 18.745 are discussed further in this decision and have been found to be satisfied. Therefore, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access. Egress and Circulation (18.705): Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The plan depicts concrete sidewalks, which meet the standards. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The walkways will not 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 and egress standards have been satisfied. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 9 OF 24 satisfied. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a plan that shows 3 Red Sunset Maple street trees will be provided along the SW Beveland Street frontage. The Western Garden Book indicates that this type of tree is deciduous and fairly fast growing to 40 feet or more, with a 20-foot spread. A tree that grows 25 feet to 40 feet is considered a medium stature tree, which requires spacing no further than 30 feet apart. According to the landscape plan, the street trees are spaced at minimum 32 feet apart. Therefore, the applicant will be required to re- submit a landscape plan showing the trees to be spaced no more than 30 feet apart, or revise the type of tree to reflect the "large tree "standards. 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. The property to the south of the subject property is zoned C-G. The properties to the east and west are zoned MUE. The adjacent property to the north is separated by SW Beveland. According to Chapter 18.745, no buffering is required between uses of the same nature. Therefore, this standard has been satisfied. 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 is not visible from SW Beveland Street. The parking along the SW Beveland Street frontage will be screened by (5) Hino Crimson Azalea and (1) Flowering Pear. Because only 18 spaces are proposed and required, only (2) parking lot trees are required. The plan provides for (3) trees around the parking lot. 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; Plans do not show all service facilities to be screened. Therefore, the applicant will be conditioned to submit a plan showing all service facilities properly screened according to Section 18.745.050.E.2. 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 10 OF 24 The narrative indicates that the trash enclosure will be screened by a 6-foot-high concrete block wall with stucco exterior finish and solid metal gates will be provided. This is discussed further in this decision. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a revised plan that provides evidence of all service facilities properly screened according to Section 18.745.050.E.2. Submit a landscape plan showing street trees to be spaced no more than 30 feet apart. 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's narrative indicates an 8-foot by 8-foot, 6-foot-high concrete block wall with stucco exterior finish and solid metal gates will be provided at the south end of the site. However, the applicant has not provided information pertaining to which method is to be used to comply with the above standard. Therefore, the applicant will be required to submit evidence of compliance with one of the four methods under Section 18.755.040.A. Furthermore, the applicant will be required to provide a written sign-off from the franchise hauler regarding the facility location and compatibility. 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. However, to service the container, the franchise hauler has to occupy a required parking stall. Therefore, the applicant will be required to submit a plan showing the refuse container to be accessible without occupying required parking stalls. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 11 OF 24 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 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 a plan showing the refuse container to be accessible without occupying required parking stalls. • Submit details addressing the design standards 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. The parking lot associated with this project at the furthest point away from the proposed building is 10 feet. The building itself is proposed to be 6,600 square feet. According to Chapter 18.765.2, the parking ratio for office use is 2.7 per 1000 square feet. Therefore, only 18 parking stalls are required and 18 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 12 OF 24 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 project is not considered a mixed-use project. The intended use for the building is office only. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments:ments: Multi-dwelling units with more than 10 required 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 plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. 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 18 parking spaces, therefore, (1) van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show (1) ADA space that will be 9 feet wide with a 7-foot aisle. Therefore, the applicant will submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 13 OF 24 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 does not require additional markings. 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 plans do not provide wheel stops where the parking is adjacent to the interior walkway or on the boundary of the property. Therefore, the applicant will be required to submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking 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. The applicant's plans indicate the standard arking spaces will be 8.5 feet by 18.5 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 plans provide a 5-space bicycle parking rack that is approximately 43 feet from the west entrance. The rack is located on the walkway adjacent to the building, however, there is 11 feet of walkway between the rack and the proposed building, and the rack will be visible from SW Beveland Street. 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 NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 14 OF 24 required; bicycle racks must be securely anchored to Lne 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. Table 18.765.2 states that for General Office, .5 bicycle parking spaces are required for every 1,000 square feet of gross floor area. Therefore, 3 bicycle parking spaces are required. The applicant's plan shows a 5-stall bicycle rack will be provided, therefore, this standard has been satisfied. 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 1000 square feet and the maximum is 3.4 spaces per 1000 square feet. The applicant is, therefore, required to provide a minimum of 18 parking spaces which is rounded up according to the Code (Section 18.765.070.C.1) and a maximum of 27 parking spaces. The plans provide 18 parking spaces, therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. • Submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking stalls. • Submit details of the bicycle rack to be used. 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 15 OF 24 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 not submitted a tree plan prepared by a certified arborist. Therefore, the tree removal section has not been addressed. 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 removal and protection plan, prepared by a certified arborist. 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 landscape plan shows one tree in the visual clearance triangle. According to the Western Garden Book, the tree is a Red Sunset Maple, which grows to 40 feet or more. Therefore, the canopy will be well over 8 feet. FINDING: Based on the analysis above, the vision clearance standards have been met. B. 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). NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 16 OF 24 • 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 6-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 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 17 OF 24 STANDARD MUE ZONE PROPOSED Minimum Lot Size None 17,293 sq. ft Minimum Lot Width 50 ft. 120 ft. Minimum Setbacks - Front yard Oft. 6 ft. - Side facing street on corner & through lots [1] 0 ft. 0 ft. - Side yard 0/20 ft. [3] 5 ft. - Rear yard 0/20 ft. [3] 10 ft. Maximum Height 45 ft. 20 ft. Maximum Site Coverage [2] 85% 75% Minimum Landscape Requirement 15% 15% Maximum Floor Area Ratio 40% _ >40% [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: 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 Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map and the Tigard Triangle Design Standards (TTDS). At resent, there is approximately 60 feet of ROW accordin g to the most recent tax assessor's map. No additional ROW dedications are necessary. SW Beveland Street is currently improved, but not in accordance with the TTDS. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to the frontage of this site. The applicant's plans indicate they will provide this improvement. The Lowes/Eagle Hardware project is currently under construction. Eagle will be constructing street improvements in SW Beveland Street in the vicinity of this site. Staff recommends the applicant contact the owner(s) representing the Eagle project and consider coordinating with their contractor to complete the improvements in front of this site. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 18 OF 24 See the Traffic Impact deport section of this report for a aiscussion concerning offsite impacts to two intersections in the vicinity. 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 located in SW Beveland Street that was installed by the City as a part of a neighborhood sewer extension project (Sewer Reimbursement District #15). The applicant will be required to pay their assessment for this District prior to issuance of the site permit. The amount of the assessment is $6,670. In addition to this assessment, the applicant would need to pay a connection fee at the time of connection to the sewer. The applicant should contact the Building Division for the current connection fees. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). This plan accommodates any possible upstream runoff that flows onto the site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 19 OF 24 The applicant's plan indicates that onsite runoff will be collected and routed to a pond facility at the southwest corner of the site. The applicant's engineer estimates the detention volume of the pond will need to be 222 cubic feet (cf). In addition to this, the applicant plans to treat the storm water in this pond. The additional water quality volume is 248 cf. Therefore, the combined volume of the pond will be 470 cf. The plan reflects a pond of this volume. 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. No bikeway is associated with this project. Therefore, this criterion does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this project. Therefore, this criterion does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are existing overhead utility lines along 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 120 lineal feet; therefore the fee would be $3,300. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 20 OF 24 Traffic Study Findings: A traffic impact report was prepared by Lancaster Engineering, dated June 27, 2000. Staff specifically requested that Lancaster analyze the project impacts to the following two critical intersections: • SW 72"d Avenue/SW Dartmouth Street • SW 686h Avenue/SW Dartmouth Street These two intersections have been identified as critical intersections that will need signalized once the Tigard Triancle is developed. The City Council made a decision that all projects in the Tigard Triangle fiat contribute trips to these intersections during the PM peak hour, should contribute funds toward the future signalization of those intersections. 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. 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. 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 thig project will generate approximately 5 PM peak hour trips to the intersection of SW 72" Avenue/SW Dartmouth Street at build-out. The total entering volume (TEV) at this intersection during the PM peak hour at build-out will be 2,308 vehicles. Therefore, the project impact at this intersection will be approximately 0.22%. Using the formula described above, the proportionate assessment to this project for this intersection would be $4,000. The Lancaster report states that the project will contribute approximately 2 PM peak hour trips to the intersection of SW 68t Avenue/SW Dartmouth Street at build-out. The TEV at this intersection will be approximately 2,130 vehicles. Therefore, the project impact will be 0.09%. Using the formula described above, the proportionate share for this project at this intersection would be $1,200. In summary, the applicant shall pay funds to the City toward the future signalization of these two intersections as follows: • SW 72nd Avenue/SW Dartmouth Street $4,000.00 • SW 68th Avenue/SW Dartmouth Street $1 ,200.00 Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. The applicant's plans indicate they will connect the new building to an existing water service that presently serves the site. 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. As was stated previously, the applicant intends to treat the onsite runoff in a pond facility. The pond provided on the plans is of adequate size to treat the site runoff. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 21 OF 24 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 and erosion control plan will be required to be submitted with both the onsite plans and the public improvement plans. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. C. 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 $20,991 based on the use proposed (does not include any credits for the existing building). NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 22 OF 24 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 $65,597($20,991 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 $44,606. 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 $7,000 (120 feet x $15 per linear foot ($1,800) + 5,200 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 Building Division has reviewed this application and offered the following comments: • Two hydrants will be required. The existing hydrant on Hermosa may be credited as one. The second hydrant must be on site near the NW quadrant of the property. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: • Outside of our water service area. Please contact TVWD for comments. • Connect to public storm system to be reviewed by Engineering Dept. Connection to be made by installing adequate size manhole. 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 Unified Sewerage Agency has reviewed the proposal and provided the following comments: • Agency staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following Agency review it is apparent that sensitive areas do not exist on-site or within 200' from your project. In light of this result, the above referenced project does not need a Service Provider letter as required by Agency Resolution and Order 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from the Agency or its designee is required pursuant to Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. US West Communications has reviewed the proposal and has no objections to it. 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 NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 23 OF 24 Final Decision: I THIS DECISION IS FINAL ON AUGUST 3, 2000, AND BECOMES EFFECTIVE ON AUGUST 18, 2000 UNLESS AN APPEAL IS FILED. A T�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.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in . the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 17, 2000. 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. le-, —:" W°1/ ii August 3, 2000 PR DAR D BY: Mathe - .• -id-.ger DATE Assistant 'fanner 7 77 0, �C ' _4 August 3, 2000 APPROVED BY: Richard H. B ersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2000-00013.dec.dot NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 24 OF 24 CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT IfItt CRY OF TIO*RD RR '"' `"r SW BEVELAND STREET me c\ or TIGARD sTUn,�ms CAI 'k ` i- RTMOvE XISTING WPM CONSTRucr,<v■KU[rrr �� A— iccw AND;MI '. .41111111WANNIIIIIICLIIIIIIIINF •,,7- ,3 SO/ ' IN.. I.• • 1 PL• j QmNSTRuCT CRAW. is,.sR -.a•• j F °4,e . 4.'2' i -- 0 CONS21N1CT / 2 l ,-4t*`a'," F .n./A .a MICE I I ' / ,I No ,_'NCRETE N 6 3 5 SGItC r•ro J Q x 6 rb 3 e� w ' i CUR.Curs .3,30 • jrgne bO1c4:40 r (T.0.) W1PR+Kr.0612 aF 2R M / i = 8 ""`* s" . ! y ,-7,0,-7,01e.Mln/ C 11 �.wN _ 6 OWE fNsb°� 2 . j 112c o ��� ( c f _ ■ `12'CM.CREI E ■ I BCwu �� T r •RET,i Ni NG WALL ,_440,Sl{'L' 2' , / OF TIGARD T - - - Aiir ciiY GA RD SDR2000-000013 CITY OfTIGARD ...__ • , SITE PLAN N MCA OFFICE BUILDING (Map is not to scale) CITY of TIGARD 741 LI N "� ST -C-Ngr--- GEOGRAPHIC INFORMATION SYSTEM I VICINITY MAP x CO _ R SD'`2000-000 13 MI 1 DARTMOUTH ST IIIII MCA OFFICE 124. III -- BUILDING miii - ■ AI I'IIII I IIIIII a E NER ■■ 4iiiiiNII : Ins FRANKLI num EO sT ayin 1 ..D ST ■I 111 II Z OM N GONZAGA ST 0 100 200 300 400 500 Feet r MI 1"=376 feet At. SW City of Tigard HAMPTON Information on this map is for general location only and should be verified with the Development Services Division, 13125 SW Hall Blvd 1 Tigard,OR 97223 1 i \ fr ee i Cigar. hltp:/Avww.u.tpard.or us Community Development Plot date:Jun 27,2000;C:\.magic\MAGIC03.APR 1 NOTICE OF TYPE II DECISION 40 SITE DEVELOPMENT REVIEW (SDR) 2000-00013 CITY OF TIGARD MCA OFFICE BUILDING Community(Development Shaping A Better Community 120 DAYS = 10/23/2000 SECTION I. APPLICATION SUMMARY FILE NAME: MCA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2000-00013 PROPOSAL: The applicant proposes to demolish the existing residence and remove some of the existing trees that are to be mitigated. The intent is to construct a new one-story, 6,600 square foot office building with 18 parking spaces. OWNER: Hugh McCaffery APPLICANT: Mentrum Architecture, Inc. 16633 Woodsman Court 2858 NW Santanita Terrace Lake Oswego, OR 97034 Portland, OR 97210 LOCATION: 7460 SW Beveland Street; WCTM 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in 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 AUGUST 3, 2000 AND BECOMES EFFECTIVE ON AUGUST 18, 2000 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 AUGUST 17, 2000. 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. CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT ,r, SW BEYELAND STREET 1 . ,,,; e.—R �f _--c / ' .. y ,z'I , I s • ..... - -1 y - im . . r 7: ) Ii L `_--. 'O'er r --..:::::-77 .. _ CITY OF TIGARD SDR2000-000013 SITE PLAN N MCA OFFICE BUILDING (Map Is not to scale) �� t_-1--1-L_1-Ll._sT. _ II _I I VICINITY MAP _ �T„a,.,,s, 1-- SDR2000-00013 I if _MCA OFFICE BUILDING , 1, _J --i i 1 11 Ina� it -nil 'SIT= I al ..u. 4 I illegliliBIS II 11111 Li I ,111--\ \L4 ! 1i ^ L ; - ,' s r •,- ■ ' ElliTT-J 1,1.1•11 i '7 '. ..:..:...] ■MAIMIS \ . 1,■-tit_m.70,4 City of flp,d DATE: 8 Oo -I PLANS CHECK NO. PROJECT TITLE: COUNTYWIDE M CP c -►—►�e 1�3k; (�r NS TRAFFIC IMPACT FEE WORKSHEET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 213.00 BUSINESS AND COMMERCIAL $ 54.00 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 DFES.CRIPTION OF USE WEEKDAY AVG. WEEKEND AVG.TRIP RATE 7/0 A O++4ce .<MA TRIP RATE /( .3( BASIS: A(30'( Ca. Po° POSe S C sty, cT134". O-P A /3eu) 400 occi;c_t CALCULATIONS: 11 IF ���t'" f f X T.-‘.S.F. X R,`{e/T",e zC7,C(C1 1 163' x Co G X- / 9C I7 Z 2 = rev,/t./ AW r - 0 'G S PROJECT TTRIP GENERATION: 0 FEE: Zoj G+9 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: S � S w),4 fe 1 5 441 f^ n/o ewe d its /4,4c slu til GD ROAD AMT.: 19)24? TRANSIT AMT.. PREPARED BY: l.%2G I:TIFWKST.DOC (DST) EFF: 07-01-00 NOTICE TO MORTGAGEE, LIEN( .DER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY TY OF OF TIGARD Community Devetopment Shaping Better Community DATE OF NOTICE: June 27, 2000 FILE NO: SITE DEVELOPMENT REVIEW (SDR) 2000-00013 FILE NAME: MCA OFFICE BUILDING PROPOSAL: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JULY 11. 2000. 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 1NINRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 1 2000. 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 addres e relevant approval criteria with : cient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." CITY of TIGARD I Ili. ST NM - VICINITY MAP s ,s, �1SDR2000-00013 'MCA OFFICE j BUILDING _1I 1111111111 111 I 111111 �Mr)11 gala 111 11111 r111111 N • NM�OTEIN Ciry of Tigard REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: July 28, 2000 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: SDR 2000-00013, MCA 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 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 and the Tigard Triangle Design Standards (TTDS). At present, there is approximately 60 feet of ROW according to the most recent tax assessor's map. No additional ROW dedications are necessary. SW Beveland Street is currently improved, but not in accordance with the TTDS. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to the frontage of this site. The applicant's plans indicate they will provide this improvement. ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 1 The Lowes/Eagle Hardware project is currently under construction. Eagle will be constructing street improvements in SW Beveland Street in the vicinity of this site. Staff recommends the applicant contact the owner(s) representing the Eagle project and consider coordinating with their contractor to complete the improvements in front of this site. See the Traffic Impact Report section of this report for a discussion concerning offsite impacts to two intersections in the vicinity. 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 located in SW Beveland Street that was installed by the City as a part of a neighborhood sewer extension project (Sewer Reimbursement District #15). The applicant will be required to pay their assessment for this District prior to issuance of the site permit. The amount of the assessment is $ 6,670.00. In addition to this assessment, the applicant would need to pay a connection fee at the time of connection to the sewer. The applicant should contact the Building Division for the current connection fees. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 2 Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). This plan accommodates any possible upstream runoff that flows onto the site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, 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. The applicant's plan indicates that onsite runoff will be collected and routed to a pond facility at the southwest corner of the site. The applicant's engineer estimates the detention volume of the pond will need to be 222 cubic feet (cf). In addition to this, the applicant plans to treat the storm water in this pond. The additional water quality volume is 248 cf. Therefore, the combined volume of the pond will be 470 cf. The plan reflects a pond of this volume. 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. ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 3 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 • 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 ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 4 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 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 120 lineal feet; therefore the fee would be $ 3,300.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic impact report was prepared by Lancaster Engineering, dated June 27, 2000. Staff specifically requested that Lancaster analyze the project impacts to the following two critical intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Avenue/SW Dartmouth Street These two intersections have been identified as critical intersections that will need signalized once the Tigard Triangle is developed. The City Council made a decision that all projects in the Tigard Triangle that contribute trips to these intersections during the PM peak hour, should contribute funds toward the future signalization of those intersections. 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 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 at build-out. The total entering volume (TEV) at this intersection during the PM peak hour at build-out will be 2,308 vehicles. Therefore, the project impact at this intersection will be approximately 0.22%. Using the formula described above, the proportionate assessment to this project for this intersection would be $ 4,000.00. ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 5 The Lancaster report states that the project will contribute approximately 2 PM peak hour trips to the intersection of SW 68th Avenue/SW Dartmouth Street at build-out. The TEV at this intersection will be approximately 2,130 vehicles. Therefore, the project impact will be 0.09%. Using the formula described above, the proportionate share for this project at this intersection would be $ 1,200.00. In summary, the applicant shall pay funds to the City toward the future signalization of these two intersections as follows: • SW 72nd Avenue/SW Dartmouth Street $ 4,000.00 • SW 68th Avenue/SW Dartmouth Street $ 1,200.00. Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. The applicant's plans indicate they will connect the new building to an existing water service that presently serves the site. 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. As was stated previously, the applicant intends to treat the onsite runoff in a pond facility. The pond provided on the plans is of adequate size to treat the site runoff. 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. ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 6 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 and erosion control plan will be required to be submitted with both the onsite plans and the public improvement plans. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 7 Prior to issuance of a site permit, a public improvement permit and compliance agreement is required for this project. 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. 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) street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 8 E. 6 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. Prior to issuance of the site permit, the applicant shall pay the assessment for this parcel related to Sewer Reimbursement District #15. The assessment for this parcel is $ 6,670.00. 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 building 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, the applicant shall pay $ 4,000.00 to the City toward the future signalization of SW 72nd Avenue/SW Dartmouth Street. Prior to issuance of a building permit, the applicant shall pay $ 1,200.00 to the City toward the future signalization of SW 68th Avenue/SW Dartmouth Street. ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 9 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,300.00 and it shall be paid prior to 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. ileng\brianrlcomments\sdr\sdr2000-00013.doc ENGINEERING COMMENTS SDR 2000-00013 MCA Office Building PAGE 10 JUL-15-00 SUN 09 :52 MENTRUM ARCH 5032480385 P. 02 uff,44 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY July 11, 2000 Mentrum Architects, Inc. Attn: Bayard Mentrum 2858 NW Santana Terrace Portland, OR 97210 Re: 2S11 AB-02703 MCA Business Center The Unified Sewerage Agency(Agency) has reviewed your proposal for the above referenced activity on your site. Agency staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following Agency review it is apparent that sensitive areas do not exist on-site or within 200'from your project. In light of this result, the above referenced project does not need a Service Provider letter as required by Agency Resolution and Order 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from the Agency or its designee is required pursuant to Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3795. Sincerely, / 4 1 i / • �:Ia jam . -fr. /J rr a 1 S. Alison Rhea :1"(1-4 2v :i r Site Assessment Coordinator E:1Developrnent Svcs\SX 00-71Concurrence Letters12S1 JAB 2703.doc 155 North FirsI Avenue, Suite 270.MS 10 Hillsboro Orege.)o 97/24-3072 Phone' 503/648-8621 FAX'503/640-3c 2c REQUEST FOR COMMENTS CITY O TIGARD Community(Development Shaping (Better Community DATE: lune 21,2000 TO: Phil Healy,Wa.Co.Dept.of Land Use a Transportation RECE4VED PLANNING FROM: City of Tigard Planning Division JUL 0 7 2000 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 Phone: [5031639-4111/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW[SORI 2000-000013 ➢ MCA OFFICE BUILDING REQUEST: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 11. 2000. 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: (cPlease provide the following information)Name of Person[sl Commenting: I Phone Number[sl: REQUEST FOR COMMENTS CITY O TIGARD Community‘DeveCopment RECEIVED PlAitfiliq A Better Community DATE: June 21,2000 TO: Lori Barney,US West Communications JUL 7 2000 CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3111 Phone: (5031639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW(SDRI 2000-000013 ➢ MCA OFFICE BUILDING REQUEST: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 11, 2000. You may use the space provided below or attach a separate letter to return your comments. II 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: /Vo i (A) ITNtnl (,4S G■J TEiRiid12y (PCease provide the foffowing information)Name of Person(sl Commenting: I Phone Numher(sl: 673-2-4/2—VS-5,6 I REQUEST FOR COMMENTS CITYo TI'GARD Community cDeveropment ShapingA Better Community DATE: June 21,2000 RECEIVED PLANNING TAr F,,bm Michael Miller,Operations Utility Manager FROMr City of Tigard Planning Division JUL 0 7 2000 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x311) Phone: [503)639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR]2000-000013 MCA OFFICE BUILDING REQUEST: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 11. 2000. 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: — a) etk-73/oJ OF QGCQ.. �i)AT6t- ' ilV/GE *Len' • E (7A,uT/-T 714)O Cs MM Pa3uc_ S <ys7�vT �yiswgn ay � •iv46. .-Ati DEPT; /'J'Nit)6k0,7 41 Gu BE /ZIAN:74- /i157 ( ..,JL.; 14L2 2 iA-TEZI Vii/ • (Please provide thefolrowing information)Name of Person(s)Commenting: AI Phone Number(s): x39S' REQUEST FOR COMMENTS CITY OF TIIGARD Community(Development SfiapingA Better Community DATE: June 27,2000 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 0 6 2000 STAFF CONTACT: Mathew Scheidegger,Assistant Planner fx317J CITY OF TIGARD Phone: (503)639-4111/Fax: (503)684-7291 SITE DEVELOPMENT REVIEW(SDRI 2000-000013 MCA OFFICE BUILDING REQUEST: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 11, 2000. 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: 9-1100t &AV°.&61t 1■,s\\VT) P1af\ ( e,&ke4tcr (Please provide the following information)Name of Person(s)Commenting: 6.11,7\ Aa1� I Phone Numherfsl: ‘-ko c 1 ic REQUEST FOR COMMENTS CITY OF TIGARD Community Devefopment SFiapingA Better Community DATE: June 21,2000 RECEIVED PLANNING TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division .1UN 2 2000 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x31.11 Phone: [5031639-4111/Fax: [5031 684-1291 SITE DEVELOPMENT REVIEW[SDR)2000-000013 MCA OFFICE BUILDING REQUEST: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 11. 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 1> —17.io w I1.A.,IQ s REQa i Qa.q.-Toe .....sr 4.46, llyvetwT cost 4.leR,w+osp ri.3 t Se cxe.rs.o a% m.ie.' 1 k+ secow.3 t, -vaA.Jr wtusr be ma 3yr� rleatiz zvk.a kt .4) Qw...mem o et P pv-°pr.�z-n.0. (Please provide the foffowing information)Name of Person(s)Commenting: IFIO \ Phone Number[sl: '':3,9 7 REQUEST FOR COMMENTS „60, rt II CITY OF TIGARD Community<DeveCopment Shaping A Better Community DATE: lune 21,2000 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheitlegger,Assistant Planner 1x311) Phone: 1503)639-4111/Fax: 1503)684-1291 SITE DEVELOPMENT REVIEW ISDR)2000-000013 MCA OFFICE BUILDING REQUEST: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 11, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the following information)Name of Personfsl Commenting: Phone Numberfsl: CI'► JF TIGARD REQUEST FOR COMA. .fS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS FILE NO(SJ.: c72 )--C (:)r FILE RAME(S]: 77/x/9 �? �_ ,-Q )'C CITIZEN INVOLVEMENT TEAMS I4-DAY PENDING APPLICATION NOTICE TO CIT AREA: Central ] EastR_South 7 West H ; -J Also Place For Review in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Nadine Smith,Supervisor COMMUNITY DVLPMNT. DEPT./Dvlpmnt.Svcs.Technicians \ POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official ?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 V 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 Nuffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 145 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 91015 Hillsboro,OR 91124 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 _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 S'" Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/Z0A) Larry French(Comp Plan Amendments Only) PO Box 2946 _CITY OF KING CITY tit _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Powerlines in Area) _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 _Scott King(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Mike Borreson(Engineer) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Jim Tice(IGA) David Knowles,Planning Bureau or Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(—eneral Apps) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders �Phil Healy(General Apps.) 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Sr.Cartographer(ceNZCv)ras+< Portland,OR 97204 _Jim Nims(zcA)Ms tS ODOT,REGION 1 -DISTRICT 2A* Doria Mateja(2CA)MS 14 Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 h:\patty\masters\Request For Comments Notification List.doc (Revised: 21-Apr-00) Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R, BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RJR Predecessor) Robert I. Melbo, President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _TCI CABLEVISION OF OREGON , TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Project is Within'G Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Michael Kiser,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 K PORTLAND GENERAL ELECTRIC __NW NATURAL GAS COMPANY _GENERAL TELEPHONE {. US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Lori Dorney,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: OR03O546 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE)Apps E of HalvN of 99W) Marsha Butler,Administrative Offices Joy-Gay Pahl,Dernographs&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006 Portland,OR 97232 *INDICATES AUTOMATIC NOTIFICATIQNJN 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 :„.4.CITY OF TIGARD Community(Development SkapingA Better Community STAGE OE oEGow ) County of Washington )ss. City of'Tigard ) I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tward, Washington County, Oregon and that I served the following: (Check Appropriate eox(s)Below) 0 NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director E2 NOTICE OF DECISION FOR: SDR2000-00013/MCA OFFICE BUILDING AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director El NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR: - AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council G NOTICE OF: (TypeiKInd of Notice) FOR: E77 (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISJ of which is attached, mar d hihit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exbibit'B ,on Au!Ng 3.2001 a d d:•osita in the United States Mail on August 3,2000, postage prepaid. (P -. - -oar:: .4 ice) Subscribed and sworn/affirmed before me on the /0 day of , 2000. OFFICIAL SEAL ' I` I I I I ' I =` SHERMAN S.GASPER NOTARY PUBLIC-0REGON r My Commission Expires:./�Zuu MY COMMISSION D(p RES MAY 132003 EXHIITT NOTICE OF TYPE 11 DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-000131 a!! CITY OF TIGARD MCA OFFICE BUILDING CommunityVDevelopment Shaping 1 Better Communay 120 DAYS = 10/23/2000 SECTION I. APPLICATION SUMMARY FILE NAME: MCA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2000-00013 PROPOSAL: The applicant proposes to demolish the existing residence and remove some of the existing trees that are to be mitigated. The intent is to construct a new one-story, 6,600 square foot office building with 18 parking spaces. OWNER: Hugh McCaffery APPLICANT: Mentrum Architecture, Inc. 16633 Woodsman Court 2858 NW Santanita Terrace Lake Oswego, OR 97034 Portland, OR 97210 LOCATION: 7460 SW Beveland Street; WCTM 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION•by lven t le City ummunity nt � designee��E has APPROVED the above request subs tp certain conditrona o approval. Itiefindings andtonctustorts on vilthiohthily==decision i&tf*Setrare nated*Sentien NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 1 OF 24 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: Matthew cheidegger. 1 . Submit a revised plan that provides evidence of all service facilities properly screened according to Section 18.745.050.E.2. 2. Submit a revised landscape plan showing street trees to be spaced no more than 30 feet apart. 3. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 4. Submit a plan showing the refuse container to be accessible without occupying required parking stalls. 5. Submit details addressing_the Mixed Solid Waste & Recyclables Storage Design Standards in order for Staff to determine that this standard has been met. 6. Submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. 7. Submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feet-back from the front of the parking stall. 8. Submit details of the bicycle rack to be used. 9. Submit a tree removal and protection plan prepared by a certified arborist. 10. Submit detailed lighting plan for the exterior of the building. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. Prior to issuance of a site permit, a public improvement permit and compliance agreement is required for this project. 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). 12. 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. 13. 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. 14. 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. NOTICE OF TYPE H DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 2 OF 24 15. 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) street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. 16. Prior to issuance of the site permit, the applicant shall pay the assessment for this parcel related to Sewer Reimbursement District #15. The assessment for this parcel Is $6,670. 17. 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 building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 18. 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: 19. Prior to issuance of a building permit, the applicant shall pay $4,000 to the City toward the future signalization of SW 72' Avenue/SW Dartmouth Street. 20. Prior to issuance of a building permit, the applicant shall pay $1 ,200 to the City toward the future signalization of SW 68t" 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: 21. 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. 22. 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. 23. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,300 and it shall be paid prior to final building inspection. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 3 OF 24 24. 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. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the address (7460 SW Beveland Street). Based on this search, staff could not find any record of past land use activity. The property was previously used as residential, with a single-story home on the property. The land was then purchased by Lowe's Hardware (formally Eagle Hardware). The home was demolished and the property was sold as MUE zoned property. 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 has been converted from a single-family home to an office building and the southern property is being developed as the new Lowe's Hardware building. The property to the north is separated by SW Beveland Street and is developed with a single-family dwelling. Site Information and Proposal Description: The site is currently vacant. The proposal is to construct a new one-story 6,600 square foot office building with 18 parking spaces. The property is located at 7460 SW Beveland Street; WCTM 2S101AB, Tax Lot 2703. 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 Landscapingg_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 SDR2000-00013/MCA OFFICE BUILDING PAGE 4 OF 24 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 there is 660 feet between SW Hermosa Way and SW 72" Avenue. Pedestrian connections exist in easement form along the adjacent access to Lowe's Hardware. FINDING: Because the proposal meets the design option, the Street Connectivity Standards have been met. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 5 OF 24 • 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 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 6 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. 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 a 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 side of the building and occupies 39% of the total frontage and is located behind a minimum of L-1 landscaping to the north and the west of the property. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 6 OF 24 • 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. The Beveland Street frontage meets this standard by providing 33 feet of window area where 30.5 feet of window area is required. Therefore, this standard has been satisfied. 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 is greater than 50 feet but is broken up with recessed windows and changes in structural setbacks. The proposed facades are spaced between (3) and (12) feet apart. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The plans provide for recessed entries of 4 x 16 feet deep at the main entrances on the west side of the building. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building will be real stucco with banding, arches and tile accents. 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 tile. Therefore, this standard is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 7 OF 24 • No roof-mounted equipment is shown on the plans. The narrative indicates that the towers and parapets will screen all mechanical devices. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have been fully met. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant's plans show a proposed wall sign which meets the standards listed above. The permitting of signs, however, is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for any sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 8 OF 24 • Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: The landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards. The landscape standards of Section 18.745 are discussed further in this decision and have been found to be satisfied. Therefore, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The plan depicts concrete sidewalks, which meet the standards. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The walkways will not 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 and egress standards have been satisfied. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 9 OF 24 • satisfied. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a plan that shows 3 Red Sunset Maple street trees will be provided along the SW Beveland Street frontage. The Western Garden Book indicates that this type of tree is deciduous and fairly fast growing to 40 feet or more, with a 20-foot spread. A tree that grows 25 feet to 40 feet is considered a medium stature tree, which requires spacing no further than 30 feet apart. According to the landscape plan, the street trees are spaced at minimum 32 feet apart. Therefore, the applicant will be required to re- submit a landscape plan showing the trees to be spaced no more than 30 feet apart, or revise the type of tree to reflect the "large tree "standards. 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. The property to the south of the subject property is zoned C-G. The properties to the east and west are zoned MUE. The adjacent property to the north is separated by SW Beveland. According to Chapter 18.745, no buffering is required between uses of the same nature. Therefore, this standard has been satisfied. 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 is not visible from SW Beveland Street. The parking along the SW Beveland Street frontage will be screened by (5) Nino Crimson Azalea and (1) Flowering Pear. Because only 18 spaces are proposed and required, only (2) parking lot trees are required. The plan provides for (3) trees around the parking lot. 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; Plans do not show all service facilities to be screened. Therefore, the applicant will be conditioned to submit a plan showing all service facilities properly screened according to Section 18.745.050.E.2. 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 10 OF 24 The narrative indicates that the trash enclosure will be screened by a 6-foot-high concrete block wall with stucco exterior finish and solid metal gates will be provided. This is discussed further in this decision. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a revised plan that provides evidence of all service facilities properly screened according to Section 18.745.050.E.2. Submit a landscape plan showing street trees to be spaced no more than 30 feet apart. 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's narrative indicates an 8-foot by 8-foot, 6-foot-high concrete block wall with stucco exterior finish and solid metal gates will be provided at the south end of the site. However, the applicant has not provided information pertaining to which method is to be used to comply with the above standard. Therefore, the applicant will be required to submit evidence of compliance with one of the four methods under Section 18.755.040.A. Furthermore, the applicant will be required to provide a written sign-off from the franchise hauler regarding the facility location and compatibility. 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. However, to service the container, the franchise hauler has to occupy a required parking stall. Therefore, the applicant will be required to submit a plan showing the refuse container to be accessible without occupying required parking stalls. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 11 OF 24 • 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 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 a plan showing the refuse container to be accessible without occupying required parking stalls. • Submit details addressing the design standards 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. The parking lot associated with this project at the furthest point away from the proposed building is 10 feet. The building itself is proposed to be 6,600 square feet. According to Chapter 18.765.2, the parking ratio for office use is 2.7 per 1000 square feet. Therefore, only 18 parking stalls are required and 18 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 12 OF 24 • • 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 project is not considered a mixed-use project. The intended use for the building is office only. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. 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 18 parking spaces, therefore, (1) van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show (1) ADA space that will be 9 feet wide with a 7-foot aisle. Therefore, the applicant will submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 13 OF 24 • 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 does not require additional markings. 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 plans do not provide wheel stops where the parking is adjacent to the interior walkway or on the boundary of the property. Therefore, the applicant will be required to submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking 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. The applicant's plans indicate the standard parking spaces will be 8.5 feet by 18.5 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 plans provide a 5-space bicycle parking rack that is approximately 43 feet from the west entrance. The rack is located on the walkway adjacent to the building, however, there is 11 feet of walkway between the rack and the proposed building, and the rack will be visible from SW Beveland Street. 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 NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 14 OF 24 • • 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. Table 18.765.2 states that for General Office, .5 bicycle parking spaces are required for every 1,000 square feet of gross floor area. Therefore, 3 bicycle parking spaces are required. The applicant's plan shows a 5-stall bicycle rack will be provided, therefore, this standard has been satisfied. 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 1000 square feet and the maximum is 3.4 spaces per 1000 square feet. The applicant is, therefore, required to provide a minimum of 18 parking spaces which is rounded up according to the Code (Section 18.765.070.C.1) and a maximum of 27 parking spaces. The plans provide 18 parking spaces, therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. • Submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking stalls. • Submit details of the bicycle rack to be used. 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 15 OF 24 • • 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 not submitted a tree plan prepared by a certified arborist. Therefore, the tree removal section has not been addressed. 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 removal and protection plan, prepared by a certified arborist. 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 landscape plan shows one tree in the visual clearance triangle. According to the Western Garden Book, the tree is a Red Sunset Maple, which grows to 40 feet or more. Therefore, the canopy will be well over 8 feet. FINDING: Based on the analysis above, the vision clearance standards have been met. B. 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). NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 16 OF 24 • 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 6-foot buffer from the nearest adjoining roperty, 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 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 17 OF 24 STANDARD MUE ZONE PROPOSED Minimum Lot Size None 17,293 sq. ft Minimum Lot Width 50 ft. 120 ft. Minimum Setbacks - Front yard 0 ft. 6 ft. - Side facing street on corner & through lots [1] 0 ft. 0 ft. - Side yard 0/20 ft. [3] 5 ft. - Rear yard 0/20 ft. [3] 10 ft. Maximum Height 45 ft. 20 ft. Maximum Site Coverage [2] 85% 75% Minimum Landscape Requirement 15% 15% Maximum Floor Area Ratio 40% >40% [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: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, which is classified as a local street on the City of Tigard Transportation Plan Map and the Tigard Triangle Design Standards (TTDS). At resent, there is approximately 60 feet of ROW according to the most recent tax assessor's map. No additional ROW dedications are necessary. SW Beveland Street is currently improved, but not in accordance with the TTDS. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to the frontage of this site. The applicant's plans indicate they will provide this improvement. The Lowes/Eagle Hardware project is currently under construction. Eagle will be constructing street improvements In SW Beveland Street in the vicinity of this site. Staff recommends the applicant contact the owner(s) representing the Eagle project and consider coordinating with their contractor to complete the improvements in front of this site. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 18 OF 24 • • See the Traffic Impact Report section of this report for a discussion concerning offsite impacts to two intersections in the vicinity. 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 located in SW Beveland Street that was installed by the City as a part of a neighborhood sewer extension project (Sewer Reimbursement District #15). The applicant will be required to pay their assessment for this District prior to issuance of the site permit. The amount of the assessment is $6,670. In addition to this assessment, the applicant would need to pay a connection fee at the time of connection to the sewer. The applicant should contact the Building Division for the current connection fees. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). This plan accommodates any possible upstream runoff that flows onto the site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, 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. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 19 OF 24 The applicant's plan indicates that onsite runoff will be collected and routed to a pond facility at the southwest corner of the site. The applicant's engineer estimates the detention volume of the pond will need to be 222 cubic feet (cf). In addition to this, the applicant plans to treat the storm water in this pond. The additional water quality volume is 248 cf. Therefore, the combined volume of the pond will be 470 cf. The plan reflects a pond of this volume. 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 lanned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this project. Therefore, this criterion does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this project. Therefore, this criterion does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are existing overhead utility lines along 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 120 lineal feet; therefore the fee would be $3,300. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 20 OF 24 Traffic Study Findings: A traffic impact report was prepared by Lancaster Engineering, dated June 27, 2000. Staff specifically requested that Lancaster analyze the project impacts to the following two critical intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Avenue/SW Dartmouth Street These two intersections have been identified as critical intersections that will need signalized once the Tigard Triancle is developed. The City Council made a decision that all projects in the Tigard Triangle hat contribute trips to these intersections during the PM peak hour, should contribute funds toward the future signalization of those intersections. 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. 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. 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 at build-out. The total entering volume (TEV) at this intersection during the PM peak hour at build-out will be 2,308 vehicles. Therefore, the project impact at this intersection will be approximately 0.22%. Using the formula described above, the proportionate assessment to this project for this intersection would be $4,000. The Lancaster report states that the project will contribute approximately 2 PM peak hour trips to the intersection of SW 68t Avenue/SW Dartmouth Street at build-out. The TEV at this intersection will be approximately 2,130 vehicles. Therefore, the project impact will be 0.09%. Using the formula described above, the proportionate share for this project at this intersection would be $1,200. In summary, the applicant shall pay funds to the City toward the future signalization of these two intersections as follows: • SW 72n1 Avenue/SW Dartmouth Street $4,000.00 • SW 68th Avenue/SW Dartmouth Street $1,200.00 Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. The applicant's plans indicate they will connect the new building to an existing water service that presently serves the site. 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. As was stated previously, the applicant intends to treat the onsite runoff in a pond facility. The pond provided on the plans is of adequate size to treat the site runoff. NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 21 OF 24 • • 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 and erosion control plan will be required to be submitted with both the onsite plans and the public improvement plans. Address Assignments: The City of Tigard is responsible for assigninc addresses for parcels within the City of Tigard and within the Urban Service Boundary (JSB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. C. 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 $20,991 based on the use proposed (does not include any credits for the existing building). NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 22 OF 24 • 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 $65,597($20,991 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 $44,606. 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 $7,000 (120 feet x $15 per linear foot ($1,800) + 5,200 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 Building Division has reviewed this application and offered the following comments: • Two hydrants will be required. The existing hydrant on Hermosa may be credited as one. The second hydrant must be on site near the NW quadrant of the property. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: • Outside of our water service area. Please contact TVWD for comments. • Connect to public storm system to be reviewed by Engineering Dept. Connection to be made by installing adequate size manhole. 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 Unified Sewerage Agency has reviewed the proposal and provided the following comments: • Agency staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following Agency review it is apparent that sensitive areas do not exist on-site or within 200' from your project. In light of this result, the above referenced project does not need a Service Provider letter as required by Agency Resolution and Order 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from the Agency or its designee is required pursuant to Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. US West Communications has reviewed the proposal and has no objections to it. 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 NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 23 OF 24 Final Decision: THIS DECISION IS FINAL ON AUGUST 3, 2000, AND BECOMES EFFECTIVE ON AUGUST 18, 2000 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 AUGUST 17, 2000. 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. 7 .Z/vA August 3, 2000 PR 'AR D BY: Mathe - - -ideer DATE Assistant 'lanner C.c August 3, 2000 APPROVED BY: Richard H. Br ersdorff DATE Planning Manager I:\curpin\mathew\sdr\SDR2000-00013.dec.dot NOTICE OF TYPE II DECISION SDR2000-00013/MCA OFFICE BUILDING PAGE 24 OF 24 CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT 2‘ir . CITY OF TIGARD • 'OF." / SW BEVELAND STREET n MrMOO AND CURB __ - i9 ii- MONO _ _ pm...^ =P•L'_K___ 1 AI NTR.WCE • , II .4H.a r --- -1,-e ,' 0 CON TRUCT .' , 1 921' r1«+"TA� 1 A Q YOIRDIT ' FFxCE r t y� III` { `��, BAL� F YAJtMR. 4,r N sot I ' E2• -1 ® G � 6 rp :' d b io W I 7 IBaax 'DUL RELYLti [ CAS CUTS '4 ! (T•CUT Y PM=/7y00 4,F' 91.14h& ,7 AM 1I naaBS E'T 8 8 a I _ •-iM 02 w.,t - n t OOS.YT 6 CTI•E 1..... ' �j C: i1: ' tc 1120 O 1 ,Ec 13c - _ � O„K ■ n 16C - � ii. _tWM BL • -- J'• ( \ _L�v%o�'r-L' IWO - f RETAINING WALL CRY OF Cfl'Y OF TIGARD t SDR2000-000013 SITE PLAN N MCA OFFICE BUILDING (Map is not to scale) ' CITY of TIGARD CL NTON ST GEOGRAPHIC IHFOR NATtOH SVStEM f VICINITY MAP E,[H1 in H_ MI DARTMOUTH ST I SDR2000-00013 `2000-000 13 1• MCA OFFICE — BUILDING Am ill ■ , B I OSO 11/ W SIT = � ERM ► ■ Q' FRANKLI 86/ELAND I I � . BEVELAND -' ST �I I 1 • N 11111 N GONZAGA ST 0 100 200 300 400 500 Feet op 1/11111 ,\ 1111 1"=378 Feet A SW IIIIII 411iiiiil City of Tigard HAMPTON Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 http://vmmci.figard.or.us Community Development Plot date: Jun 27,2000;C:lmagic\MAGIC03.APR . EXHIBIT 13 Hugh McCaffery SDR2000-00013 16633 Woodsman Court Lake Oswego OR 97034 MCA OFFICE BUILDING Mentrum Architecture, Inc. 2858 NW Santanita Terrace Portland OR 97210 ti AFFIDAVIT OF MAILING CRY of nonno Community Development S(utpingA Better Community ST.R11;of OREGON- ) County of Washington )ss. City of Tigard ) I, Tatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of7igard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No./Name Reference) i City of Tigard Planning Director © NOTICE OF DECISION FOR: SDR2000-00013/MCA OFFICE BUILDING AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File No./Name Reference) (Date of Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer O Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR: • AMENDED NOTICE (File No./Name Reference) (Date of Public Hearings) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission - Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: _ I (File No./Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S] of which is attached, mar -= Exhihit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked 3 I ibit":", on Au I u 2 I 00 -nd •posit: in the United States Mail on August 3,2000, postage prepaid. TIN4/ it,k& (Pe in thar'par-. Nj ice) f Subscribed and sworn/affirmed before me on the /0 day of COI:- , 2000. My Commission Expires: )' /3 Zat? EXHI NOTICE OF TYPE II DECISION A SITE DEVELOPMENT REVIEW (SDR) 2000-00013 -.i►� CITY OF TIGARD MCA OFFICE BUILDING community Oetieropment Shaping)4 Oetter Community 120 DAYS = 10/23/2000 SECTION I. APPLICATION SUMMARY FILE NAME: MCA OFFICE BUILDING CASE NO.: Site Development Review (SDR) SDR2000-00013 PROPOSAL: The applicant proposes to demolish the existing residence and remove some of the existing trees that are to be mitigated. The intent is to construct a new one-story, 6,600 square foot office building with 18 parking spaces. OWNER: Hugh McCaffery APPLICANT: Mentrum Architecture, Inc. 16633 Woodsman Court 2858 NW Santanita Terrace Lake Oswego, OR 97034 Portland, OR 97210 LOCATION: 7460 SW Beveland Street; WCTM 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 3, 2000 AND BECOMES EFFECTIVE ON AUGUST 18, 2000 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 AUGUST 17, 2000. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT tip 1 '"r•"r SW BEVELAND STREET 'aag/le EWAO a■a■aii aaa sue.:I Al . ; ,. ., Ai 1 Iii 1 l 4 0 ..; 1'-�. ` - y . 1,:.«I k T. - I1 . aI,l 1 AtE6110.16EME .. aP CITY OF TIGARD t SDR2000-000013 SITE PLAN N MCA OFFICE BUILDING (Map is not to scale) Ili ,_XINTON ...............,........ VICINITY MAP SDR2000-00013 MCA OFFICE BUILDING UR 111111�;, - ■ HERMOso-�'Y m. - f SIT FRANKLIN J .� , o II 1 I NILN I GCNZAGA _t—�_ .. .�� \\ ' SW _ ` � 1Cdy ofT.prd !�l - __ - _. - \ III - - - ti�•..•4,r __ EXHIBIT B 2S 101 AB-01502 2S 101 AB-01603 ANDERSON ARDELLE C HARLAN BRIAN&MAI 7565 SW HERMOSO WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01800 2S 101 AB-01501 BOEHM GENE G BEATRICE G JOENS JOHN D MARJORIE A 7380 SW HERMOSA WAY 7545 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-02702 2S 101 AB-01500 EAGLE HARDWARE&GARDEN INC JOHNSON JERRY E SHARI A 981 POWELL AVE SW 7615 SW BEVELAND ST RENTON,WA 98055 TIGARD,OR 97223 2 •1AB-02701 2S101AB-01608 EAGL -•RDWARE : -RDEN INC KOBERLEIN PATRICIA LYNN 981 POW 6' '`v SW 7455 SW BEVELAND RD SN,WA 98055 TIGARD,OR 97223 2 11AB-02700 2S101AB-01300 EAGL •'D •' &GARDEN INC LAURENS MICHAEL F 981 PS L • SW 61415 ROCK BLUFF LN R" TON,WA 9805 BEND,OR 97702 2S101AB-02705 2S101AB-01402 • E HARDW•' &GARDEN INC LYMAN RODNEY C MARGARET 981 POW. AVE SW 7395 SW HERMOSO WY ON,WA ':i 5 TIGARD,OR 97223 2S 101 AB-02706 2S 101 AB-01403 EAa E HARDW.•• &GARDEN INC MANLEY MARY 981 PO4 AVE SW 15935 KIMBALL AVE I ON, • 18055 LAKE OSWEGO,OR 97035 2S 101 AB-02707 2S 101 BA-00300 EA HARD RE&GARDEN INC MARTIN GORDON RICHARD& 981 PO L AVE SW MARTIN GORDON STEVEN ON,W 98055 PO BOX 740 GLENEDEN BEACH,OR 97388 2S 101 AB-01600 2S 101 AB-01400 ERDLE WILLIAM J MARTIN GORDON S& 7405 SW BEVELAND RD MARTIN GORDON R TIGARD, OR 97223 12265 SW 72ND AVE TIGARD,OR 97223 2S 101 AB-01602 2S 101 AB-02703 GIBSON KLAUS P&CORNELIA MCCAFFERY HUGH R&NANCY J TRS 10904 SW PARKWOOD CT PO BOX 411 WILSONVILLE,OR 97070 WILSONVILLE,OR 97070 -2S101AB-02704 2S101AB-01404 NEWHAM DAVID ALLEN&BARBARA AN VON RENCHLER MARVIN J& 14060 SW HIGH TORR DR MARY E • TIGARD,OR 97224 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01401 2S101AC-01900 PHILLIPS JASON E/CAROLYN L WASHINGTON COUNTY SCHOOL 7355 SW HERMOSO WAY DISTRICT NO.23 TIGARD,OR 97223 12615 SW 72ND AVE TIGARD,OR 97223 2S 101 AB-01607 2S 101 AB-01900 RAND STEPHEN C WHITETHORN LLC 7540 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01700 2S 101 AB-01601 ROTH ALAN D AND LINDA A WHITNEY EUGENE P 7420 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AC-01801 SCHOOL DISTRICT NO.23 12615 SW 72ND AVENUE TIGARD,OR 97223 2S 101 AB-01606 SLOAN DAVID MARTIN SLOAN KAREN MARIE 7355 SW BEVELAND RD TIGARD,OR 97223 2S101BD-00100 ST VINCENT MEDICAL FNDN TRUSTEE GERLACH ETHEL E TRUSTEE& HUNZIKER EDWARD R 9205 SW BARNES RD PORTLAND,OR 97225 2S101AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD,OR 97223 2S 101 AB-01609 TRIANGLE PROPERTIES 7505 SW BEVELAND RD TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD • 1 1285 SW 18th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 Sue Rorman 1250 SW 82"d Avenue is\curpin\setup\Iabels\CIT East.doc UPDATED: 7-Jun-00 Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 91224-3316 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7715 SW Spruce Street Tigard, OR 97223 AFFIDAVIT OF MAILING 1141 CITY of nonao Community(Development Shaping Better Community STATE 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: (Chedc Appropriate Box(s)eek,) © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2000-00013/MCA OFFICE BUILDING AMENDED NOTICE (File No/Name Reference) 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 Pubic Heating) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council n NOTICE OF FINAL ORDER FOR:; I AMENDED NOTICE (File No/Name Reference) (Date of Pubic Hearings) Li City of Tigard Planning Director Tigard Hearings Officer • Tigard Planning Commission Tigard City Council NOTICE OF: (Type/Kind of Notice) FOIE 1E77 (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEESI of which is attached, markedii( Wit "A", was mailed to -,ch named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B",on lune 21 ' I I I a seposite•1n th, United States Mail on June 21,2000, postage prepaid. Kir ('-rs n tha ''re•:r-: oti Subscribed and sworn/affirmed bef.,ime on the /9 day of (y( , 2000. eye., OFFICIAL SEAL NOTARY PUBLIC OF OREGON ,..% SHERY PU U GASPER My Commission Expires: � /3 ZOa3 COMMISSION NO.NOTARY PUBLIC-OREGON �f MY COMMISSION EXP RES MAY 1 2003 ✓ R-<. 44 . Ill .l CITY OF TIGARD „yelp , 13125 S.W. Hall Blvd. Tigard,Oregon 97223 2300./' - p 4, L_, _ SOWASHING ION COUNTY SCHOOL A DISTRICT NO 23 1 O 7.* 12615 SW 72ND AVE .0\'' TIGARD,OR 97223 rifiA/}+►+ �ssf�altQ.�;--__ _ y # Y/et�OrV V 11V ,...:A.: , ,. 1 RETURN TO LUL!DU(VERhBLE Np FOW sfOflRESSED 7 � ici'L y y !! yy t ( g 4 } i t j} 4g �, .� :� !.«•.: wi�w 1 �Itlkl i!!!i!k�fil fl!Ifi�l!�!!i!!!!}�lliE!!f!!ff!!I!t P 01 ~mil CITY OF TIGARD (h."' . CITY HALL/PLANNING DIV. 1342E SW HALL BLVD. .� oc.3 - TIGARD, OR 97223 �EC \NO p \ L �NN\tsC* (--- 3\-/L 1 SCHOOL zoo 25101AC-01801 SCHOOL DISTRICT NO.23 Gal 4F j p 12615 SW 72ND AVENUE TIGARD,OR 97223 1."1.411_015 '../ e zdVVS 11V 10 Vd/mV/VV RETURN TO BENDER r '. +' G ---# NO FORWARD ORDER ON FILE iy ., UNABLE TQ�ORWARD 7`3 F %` ":_' .:". RETURN Two 5 �R -_ OE_' _'ERABLE .S ADDRESSED 4 I1,1„i,, l„i,i„is1,:ii,i,:1,,,,11,1, 1,i„l:,l,1,i,i„ ii,i NOTICE TO MORTGAGEE, LIENI. _DER,VENDOR OR SELLER: EXHr THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION ,, SITE DEVELOPMENT REVIEW CITY OF TIGARD Community cDeve(opment Shaping A Better Community DATE OF NOTICE: June 27, 2000 FILE NO: SITE DEVELOPMENT REVIEW (SDR) 2000-00013 FILE NAME: MCA OFFICE BUILDING PROPOSAL: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JULY 11, 2000. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 3, 2000. 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 a relevant approval criteria with s ;lent 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 J_OCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." CITY of TI RD CLINTON__ ST - VICINITY MAP 1 _ DARTMOUTH ST SDR2000-00013 MCA OFFICE ____" BUILDING to-s�Tg 111111 Illarns ir la, MEM■ FRANIQI 111111 at a 11 ..IL, CoNZM.A...- LCin of Tigard OR%Ma EXHIBIT B 2S 101 AB-01502 2S 101 AB-01603 ANDERSON ARDELLE C HARLAN BRIAN&MAI 7565 SW HERMOSO WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01800 2S 101 AB-01501 BOEHM GENE G BEATRICE G JOENS JOHN D MARJORIE A 7380 SW HERMOSA WAY 7545 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-02702 2S 101 AB-01500 EAGLE HARDWARE&GARDEN INC JOHNSON JERRY E SHARI A 981 POWELL AVE SW 7615 SW BEVELAND ST RENTON,WA 98055 TIGARD,OR 97223 2 S 1 AB-02701 2S 101 AB-01608 EAGL •RDWARE : -RDEN INC KOBERLEIN PATRICIA LYNN 981 POW -I SW 7455 SW BEVELAND RD • • •N,WA 98055 TIGARD,OR 97223 2 •1AB-02700 2S101AB-01300 EAGL ••D •' &GARDEN INC LAURENS MICHAEL F 981 PS • L • SW 61415 ROCK BLUFF LN R' TON,WA 9805 BEND,OR 97702 2S 101 AB-02705 2S 101 AB-01402 E HARDW•' &GARDEN INC LYMAN RODNEY C MARGARET 981 POV-.• AVE SW 7395 SW HERMOSO WY ON,WA ':i 5 TIGARD,OR 97223 2S101AB-02706 2S101AB-01403 EAR E HARDW. &GARDEN INC MANLEY MARY 981 PO'. - AVE SW 15935 KIMBALL AVE ON, • 18055 LAKE OSWEGO,OR 97035 2S 101 AB-02707 2S 101 BA-00300 EA HARD RE&GARDEN INC MARTIN GORDON RICHARD& 981 PO L AVE SW MARTIN GORDON STEVEN ON,W 98055 PO BOX 740 GLENEDEN BEACH,OR 97388 2S 101 AB-01600 2S 101 AB-01400 ERDLE WILLIAM J MARTIN GORDON S& 7405 SW BEVELAND RD MARTIN GORDON R TIGARD, OR 97223 12265 SW 72ND AVE TIGARD,OR 97223 2S 101 AB-01602 2S 101 AB-02703 GIBSON KLAUS P&CORNELIA MCCAFFERY HUGH R&NANCY J TRS 10904 SW PARKWOOD CT PO BOX 411 WILSONVILLE,OR 97070 WILSONVILLE,OR 97070 2S 101 AB-02704 2S 101 AB-01404 NEWHAM DAVID ALLEN&BARBARA AN VON RENCHLER MARVIN J& 14060 SW HIGH TORR DR MARY E TIGARD,OR 97224 7475 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AB-01401 2S 101 AC-01900 PHILLIPS JASON E/CAROLYN L WASHINGTON COUNTY SCHOOL 7355 SW HERMOSO WAY DISTRICT NO.23 TIGARD,OR 97223 12615 SW 72ND AVE TIGARD,OR 97223 2S 101 AB-01607 2S 101 AB-01900 RAND STEPHEN C WHITETHORN LLC 7540 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 101 AB-01700 2S 101 AB-01601 ROTH ALAN D AND LINDA A WHITNEY EUGENE P 7420 SW HERMOSO WAY PATRICIA M TIGARD, OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD,OR 97223 2S 101 AC-01801 SCHOOL DISTRICT NO.23 12615 SW 72ND AVENUE TIGARD,OR 97223 2S 101 AB-01606 SLOAN DAVID MARTIN SLOAN KAREN MARIE 7355 SW BEVELAND RD TIGARD,OR 97223 2S 101 BD-00100 ST VINCENT MEDICAL FNDN TRUSTEE GERLACH ETHEL E TRUSTEE& HUNZIKER EDWARD R 9205 SW BARNES RD PORTLAND,OR 97225 2S 101 AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD, OR 97223 2S101AB-01609 TRIANGLE PROPERTIES 7505 SW BEVELAND RD TIGARD, OR 97223 Naomi Gallucci CITY OF TIGARD 11285 SW 18th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 Sue Rorman 11250 SW 82nd Avenue i:\curpin\setup\Iabels\CIT East.doc UPDATED: 7-Jun-00 Tigard, OR 91223 John Snyder 11100 SW 82ad Avenue Tigard, OR 97223 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 74`h Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 i DARTMOU III GE OG RA�XIC INFORYATIOW SYSTEM AREA NOTIFIED (S00') m011900300 Hr ti� i 1[1+ la FOR: Bayard Mentrum BD140U 23DUBD1403 RE: 2S I 0 I AB, 2703 ---' 2S10t4B01404 '• 2S10U80 PS10UB01402 ��� `- HERM�SO 2S10U801605 w,4Y Propert owner information - y oueolroo is valid for 3 months from 7S10U8016Di 2810U801603 2smUBol800 zs,9u99,so2 the date printed on this map. 111811111111111 ,7510t8D00100 T p --- -��- r ,,,. ( 23,108 0102s09,ou9D666 2Si ou BD16 T- SEVELAND S T _ �zost9u9otsw 25100802700 Wil\Vaill sy �, 25100601708 � `: �Z� 2785 2S10UB0 • LAND ST I /.. 1-1-1---ir- A `iYg GONZAGA ST N _' ,. S r ` 0 100 200 300 400 Feet 1"z 307 feel Alk4.9, SW-- - ,,,J, )Ii a, City of Tigard • Inkrmation on Ihis map is for general location ony and I — should be verified with the Development Services Division. ET 13125 SW Hat Blvd TigardOR 97223-- - - (503)039.4171 fdtp:/lwww.ci.tigard.or.us Community Development Plot date: Jun 9,2000;C\magic\MAGIC03.APR 2S101AB-01502 2S101AB-01603 ANDERSON ARDELLE C HARLAN BRIAN&MAI 7565 SW HERMOSO WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01800 25101AB-01501 BOEHM GENE G BEATRICE G JOENS JOHN D MARJORIE A 7380 SW HERMOSA WAY 7545 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02702 2S101AB-01500 EAGLE HARDWARE&GARDEN INC JOHNSON JERRY E SHARI A 981 POWELL AVE SW 7615 SW BEVELAND ST RENTON, WA 98055 TIGARD,OR 97223 2 41AB-02701 2S101AB-01608 EAGL ••RDWARE : •RDEN INC KOBERLEIN PATRICIA LYNN 981 POW o• -4 SW 7455 SW BEVELAND RD • •N,WA 98055 TIGARD,OR 97223 2 •1AB-02700 2S101AB-01300 EAGL •-D • &GARDEN INC LAURENS MICHAEL F 981 P• • L • • SW 61415 ROCK BLUFF LN R' TON,WA 9805 BEND,OR 97702 2S101AB-02705 2S101AB-01402 E HARDW &GARDEN INC LYMAN RODNEY C MARGARET 981 PO AVE SW 7395 SW HERMOSO WY ON,WA 5 TIGARD,OR 97223 2S101AB-02706 2S101AB-01403 EA E HARDW &GARDEN INC MANLEY MARY 981 PO AVE SW 15935 KIMBALL AVE ON, 8055 LAKE OSWEGO,OR 97035 2S 101 AB-02707 2S 101 BA-00300 EA HARD RE&GARDEN INC MARTIN GORDON RICHARD& 981 PO L AVE SW MARTIN GORDON STEVEN ON,W 98055 PO BOX 740 GLENEDEN BEACH,OR 97388 2S101AB-01600 2S101AB-01400 ERDLE WILLIAM J MARTIN GORDON S& 7405 SW BEVELAND RD MARTIN GORDON R TIGARD, OR 97223 12265 SW 72ND AVE TIGARD,OR 97223 2S101AB-01602 2S101AB-02703 GIBSON KLAUS P&CORNELIA MCCAFFERY HUGH R&NANCY J TRS 10904 SW PARKWOOD CT PO BOX 411 WILSONVILLE, OR 97070 WILSONVILLE,OR 97070 2S101AB-02704 2S101AB-01404 NEWHAM DAVID ALLEN&BARBARA AN VON RENCHLER MARVIN J& 14060 SW HIGH TORR DR MARY E TIGARD,OR 97224 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01401 2S101AC-01900 PHILLIPS JASON E/CAROLYN L WASHINGTON COUNTY SCHOOL 7355 SW HERMOSO WAY DISTRICT NO.23 TIGARD, OR 97223 12615 SW 72ND AVE TIGARD,OR 97223 2S101AB-01607 25101AB-01900 RAND STEPHEN C WHITETHORN LLC 7540 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-01700 2S101AB-01601 ROTH ALAN D AND LINDA A WHITNEY EUGENE P 7420 SW HERMOSO WAY PATRICIA M TIGARD,OR 97223 7340 SW HERMOSA WY TIGARD,OR 97223 2S 101 AB-01605 ROVIG CAROLE A 7460 SW HERMOSO WAY TIGARD, OR 97223 2S101AC-01801 SCHOOL DISTRICT NO.23 12615 SW 72ND AVENUE TIGARD,OR 97223 2S 101 AB-01606 SLOAN DAVID MARTIN SLOAN KAREN MARIE 7355 SW BEVELAND RD TIGARD, OR 97223 2S 101 BD-00100 ST VINCENT MEDICAL FNDN TRUSTEE GERLACH ETHEL E TRUSTEE& HUNZIKER EDWARD R 9205 SW BARNES RD PORTLAND, OR 97225 2S 101 AB-01604 STOBER LOUIE A&JESSIE L 7305 SW BEVELAND RD TIGARD, OR 97223 25101AB-01609 TRIANGLE PROPERTIES 7505 SW BEVELAND RD TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 11285 SW 78`h Avenue Tigard, OR 97223 EAST CIT SUBCOMMITTEE Sue Rorman 11250 SW 82°d Avenue i:\curpin\setup\labels\CIT East.doc UPDATED: 7-Jun-00 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 97224 Jim Petersen 10815 SW 74`h Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 91223 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT Z111. PLANNING DIVISION CITY OF TIGARD Community Development 13125 SW HALL BOULEVARD Shaping A Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-684-7297 (Attn: Patty or Shirley/Planning) RE UEt FOR 51 -IFIflT ROPERn OWNER MAILING l.ISU Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 15134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT referably assessor's tax map : I ,Q,t'Za Mkf 2.s 11 � �1 2"] S}- 703 T2' f1 lit) , ec-. 1 - / /;- 17bo S, CAg . V-1 t4%' INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: Z se+C (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets)■ NAME OF CONTACT PERSON: o b/ ./u 4 VP PHONE: .ipS- PAT. -b9 -t73 7 -- 0i3-7 This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. * EXAMPLE * * * COST FOR THIS REQUEST * * 4 sheets of labels x $2/sheet = $8.00 x 2 sets = $16.00 A sheet(s) of labels x $2/sheet = $ i x sets = $ g 2 sheets of labels x $2/sheet for CIT area x 2 sets = $ 4.00 i sheet(s) of labels x $2/sheet fo IT area = x sets = S t GENERATE LIST = $LL,00 GENERATE LIST = TOTAL = $31.00 TOTAL = Customer Receipt CITY OF TIGARD Printed: 06/09/2000 12:42 User:front Station: 02 Operator: GEO Rcpt No: 0002828 Date: 06/09/2000 Customer No:000000 Amount Due: 23.00 Name: MENTRUM ARCH INC Cash: 0.00 Address: 2858 NW SANTANITA TERRACE Check: 23.00 PPORTLAND, OR 97210 N/A 0.00 Change: 0.00 Type Description Amount RECEXP Recovered Expenditures 23.00 N. ECEIVED PLANNING JUN 1 Z000 SITE DEVELOPMENT REVIEW ��,-,,,,,1.vi 1,i 2 TYPE II APPLICATION ---'�''�' . OF TIGARD CITY OF • •D /J/25 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION awl*40 HELD WITH: J/'4f z ,�U/c. �V E OF PRE-APP.: 3.- ?.r Property Address/Location(s): 7YCYC �/,d/" O FOR STAFF USE OILY P /9 - C/.-o f- Sv2 /11 Tax Map&Tax Lot#(s): 'V '9— / )/4 Case No.(s): S 290n'danf,/y r Z7//�- 74,1 rr.�4- /D9 /! /'2 S Aix// G#'/ Other Case No.(s): vim! /7r -2.e�9 ..,. F-, Receipt No.: Site Size: Application Accepted By: Property Owner/Deed Holder(s)*:/ /Zird 49`61/WYL/ Date: 4(.; .00/-C'' ' Address: /i‘3-3 alaOsinp? Qct Phone: ,12 Z rl /( City: . 6 0/�- Zip: 930,3 0,3 Date Determined To Be Complete: Applicant*: ___,A. . Ai/a-ter/ ` •- ' . - Comp Plan/Zone Designation: Address: �� �/�� '? "• _ . �.g City:, r__1!I ` Zip: /72(0 CIT Area: * When the owner and the applicant are different people, the Rev.11/26/98 I:1a,rpinVnasters\sdra.doc applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this REQUIRED SUBMITTAL ELEMENTS application. . ✓ Application Elements Submitted: PROPOSAL SUMMARY l` 'pplication Form 11 Owner's Signature/Written Authorization The owners of record of the subject property request Site tEC Title Transfer Instrument or Deed Development Review approval to allow(please be specific): ixl Site/Plot Plan /!/3 4.j 7 c�i% / ' C- (#of copies based on pre-app check list) / A '- t/b i..► 4, 7; Site/Plot Plan (reduced 8'1/4z"x 11") Atig/ Applicant's Statement (#of copies based on pre-app check list) Construction Cost Estimate USA Sewer Use Information Card ' (Distributed/completed at application submittal) ISti 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes Filing Fee (under$100,000) $ 800.00 ($100.000-$999.999) $1,600.00 ($1 Million&Over) $1,780.00 (+$5/$10,000) 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 prgperty. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of A7� ,'1 "2-.7 � ' b-1 / • n is Sign:ture Owner's Signature - Owner's Signature Owner's Signature 2 } Customer Receipt CITY OF TIGARD Printed:06/09/2000 13:52 User:front • Station: 02 Operator: DEB Rcpt No: 0002829 Date: 06/09/2000 Customer No:000000 Amount Due: 1,600.00 Name: EVERGREEN PACIFIC INC Cash: 0.00 Address: 5664 SW CARMAN DR Check: 1,600.00 LAKE OSWEGO, OR 97035 N/A 0.00 Change: 0.00 Tvpe Description Amount LANDUS Land Use Applications 1,600.00 , ,C/q0C1 LJ fP f., LA .441■41' CITY OF TIGARD Community(Development Shaping 7(Better Community . n .p LAND USE PROPOSAL DESCRIPTION 120 DAYS =10/23/2000 FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2000-00013 FILE TITLE: MCA OFFICE BUILDING APPLICANT: Mentrum Architecture, Inc. OWNER: Hugh McCaffery 2858 NW Santanita Terrace 16633 Woodsman Court Portland, OR 97210 Lake Oswego, OR 97034 REQUEST: The proposal is to demolish the existing residence and some of the existing trees that are to be mitigated. The concept is to construct a new one-story 6,600 square foot office building with 18 parking spaces. LOCATION: 7460 SW Beveland Street; Washington County Tax Assessor's Map 2S101AB, Tax Lot 2703. ZONE: MUE; Mixed-Use Employment. 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 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW Community Development Code Chapters 18.390, 18.520, 18.620, 18.705, 18.745, CRITERIA: 18.755, 18.765, 18.790, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: E TYPE I ❑ TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JUNE 27, 2000 DATE COMMENTS ARE DUE: JULY I I, 2000 I]HEARINGS OFFICER [MON.) DATE OF HEARING: TIME: 1:00 PM (PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:30 PM I ICITY COUNCIL (TUES.] DATE OF HEARING: TIME: 1:30 PM M STAFF DECISION [TENTATIVE) DATE OF DECISION: AUGUST 3, 2000_ COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ❑ LANDSCAPING PLAN ARBORIST REPORT • SITE PLAN ARCHITECTURAL PLAN LI TRAFFIC IMPACT STUDY ® NARRATIVE 0 GEOTECH REPORT OTHER: STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171 Ext. 317 PUBLIC FACILITY PLAN CHECKLIST Project: " 6 FOR Date: L2(201.6.0 LAND USE APPLICATION SUBMITTALS 2SI , Ag # El°77 ❑ COMPLETE Q NCOMPLETE RECEIVED PLANNING G DING JUL U 7 2000 Existing and proposed contours shown? CITY OF TIGARD []1 Are adjacent parcels impacted by proposed grading? ❑ Yes R4 o Adjacent parcel grades shown? N REETISSUES ' Right-of-way clearly shown? [✓Y Centerline of street clearly shown? Name of street(s) shown? E1‘' Existing/proposed curb or edge of pavement shown? " Profiles of proposed streets • `r Future Streets Plan provided? (subdivisions and some partitions) ❑ profiles ❑ topo shown on adjacent property? 14) 111 Traffic study required/submitted? Do proposed street grades comply with City standards? I Widths of proposed public streets shown? Widths of streets appropriate? ta . '` Are private streets proposed? I FRS ZaS ❑ under 6 lot minimum? �`' � �> of t t � ❑ width appropriate? ►-a -v. i4AvE A -1e-1P 6..,,,s -- ❑Other: a+ Ti Q- ►.cl- -iL4 I At Jo (.9 64*uleitdttJP. 1 ( Y� v•-■ SANITARY SEWER ISSUES ✓ Existing/proposed lines shown? 24 Stubs to adjacent parcels required? WATER ISSUES [' Existing/proposed lines? C✓ Existing/proposed fire hydrants? STO M DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines? Preliminary sizing calculation of water quality and/or detention provided? Water quality and/or detention facility shown on plan? ❑ does area provided match calculations for size requirement? ❑ Stubs to adjacent properties required? ❑ Water quality and/or detention shown outside of any wetland buffer? i:\eng\brianr masters\public facility plan checMist.doc REVISED: 06/19/00 ra,14-4 CITY OF TIGARD June 26, 2000 OREGON Mentrum Architecture, Inc. 2858 NW Santanita Terrace Portland, OR 97210 RE: Notice of Complete Application Submittal SDR2000-00013/MCA Office Building Dear Mr. Mentrum: The City has received the information necessary to begin the review of your Site Development Review application. Staff has, therefore, deemed your application submittal as complete on 6/26/2000 and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 6-8 weeks. If you have any questions regarding your application or if I can answer any questions, please do not hesitate to contact me at (503) 639-4171 x 317. Sincerely, �r Mathew Scheidegger Assistant Planner i s\cu r p l n\ma th ew\sd r20 00-00013.a cc.d oc c: SDR2000-00013 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 I, - /I)//1-/SP �� . , do affirm that am re resent) the party initiating interest in a proposed L% .1 v C- /C�/V-- affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) -7,4•Koe7 c'/G(/ , /.-Lel/47S/ , and did on the day of , impersonally ost notice indicat ng that the site may be proposed for a �'/1� T:7'�'e�� rtM6V1 /application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was •osted at ` & 7 S. w • / 1A /N[ Gir�ic..- - a/i o j�i7 (state location you posted notice on property) pa/Ill /. J Signature (In w'e pr-sence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day o' /Ai I ) / 0' 5,? OFFICIAL SEAL Co �","a SABRINA HENDRICKS — e 1,�� �� / ■ AN t, NOTARY PUBLIC-OREGON NOTARY PUBLIC 0 O'EGON ` ;?,0 COMMISSION NO. 323414 My Commission Expires: !�� MY COMMISSION EXPIRES JULY 20 2003, y p 74 (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: .tis //11� TYPE OF PROPOSED DEVELOPMENT: Acis'��_ �— -Effffo Name of Applicant/Owner: 4J�MA�/A J��'%�j/,�%�Z,,S rAFAMEM%j AG I Address or General Location of Subject Property: t�� i s dfi1� / I Subject Property Tax Map(s)and Lot#(s): ____I ----------------------------------------------------------------- h:Uogm�pattyYnsters affpost.mst AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) f I, AN 71419141Z* , being duly sworn, depose and say that o 4412at21 caused to have mailed to each of the persons on the ttached list, a notice of a meeting to discuss a proposed development at (or near) —7,43 ,ict, ,c,i) , NEw a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited Q�the dat indica ed above in the United States Post Office located at /mil 1 NI AP • Alf> . *1 1-014 with postage prepaid thereon. tf. # Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) 266 Subscribed and sworn/affirmed before me on thecay o Ii i_/ Z' OFFICIAL SEAL ��r V _ 4 -��_ —® /_/jam_� - SABRINA HENDRICKS ;L .e " NOTARY PUBLIC-OREGON NOTARY PUBLIC 0 O'EGON ® COMMISSION ION EXPIRES NO. 325414 0 My Commission Expires: ii) 0 MY COMMISSION EXPIRES JULY 20,2003 y P ��� 1 (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: T/;11-- `111110 air j.//AI TYPE OF PROPOSED DEVELOPMENT: Si���_ � lI}ffj Na me of Applicant/Owner: A/_,VL//I /%r'%`��/4i !Z`� ZINEEIM i4 I Address or General Location of Subject Property: Z , ♦ +T� dC11� LSubject Property Tax Map(s)and Lot#(s)_____________ —� ---------------------------------- h:Uog in\pattyvna ste rs+aff posl.mst ,)1. (N1 I N `j:23t–f*, — • Nfrsivl ! APPI: 1/4--fitg/*%--c-- tizAt-J...- vs-cks- s.e. AbAmo_se 447– 06Atc6L-ED`f'k_ 7V 20 5W WFLn105o I4/4-y 1tte.s-1 TWO le5eft& m.p5;seer w � vrErT NiVfit12-P ittOTR(MA OiUNT1 U1O IT (�I IT.{(TU.1 IN(O1PO��T�D Date of Mailing May 24, 2000 To Owner or Resident within 500 feet of a proposed project in the City of Tigard or a EAST CIT subcommittee member. Reference: Green Office Buildings Greetings Interested Party: Mentrum Architecture, Inc. is the owners representative of a property located at 7460 S.W. Beveland, Tigard Oregon. We are proposing to construct a new 1 story , 6,600 square foot office building with related parking on the site of approximately 17,400 sq. ft. This meeting is in respect to a submittal for a Site Development Review Application. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: 7:00 PM Friday June 2, 2000 Tigard City Hall ( Townhall room) 13125 S.W. Hall Boulevard Tigard, Oregon 97223 Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City . We look forward to more specifically discussing the proposal with you. Please call Bayard Mentrum @ 503 248-0385 if you have any questions Sincerely; Bayard Mentrum, Architect 2858 N.W. S A HTA If lT4a T t A 41 41 ( t P041TL41 Ii D, OA 91210 P4a0Nt 503.248.0385 IAX 503.248.0819 AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223 I, _ 'A I/ / ,,,'' 0171 . , do affirm that am re,p�resent) the party initiating interest in a proposed ,4% --.04- 1 �1'GF that 'Arc, affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 74z / cnG(/ • /. I'c4l'y� , and did on the day of /'/ , ''personal) post notice indicatrn that the site may be proposed for a -'/7. - Y� 9 Y p P T6651-40,/er7leVapplication, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was sosted at -7 , &9 S1 W ' ar-r / ./i III �il�iC..it — WA o fib" (state location you posted notice on property) �/I, //r ii i/ Signature (In'e pr-sence o a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) / "t o Subscribed and sworn/affirmed before me on the day ofC--' �_ )9'_. / . J f'''�� OFFICIAL SEAL - � _ . .'r1""�'= SABRINA HENDRICKS — — " �`� "'frr NOTARY PUBLIC OREGON NOTARY PUBLIC 0 O'EGON `? OF COMMISSION NO. 325414 J l MY COMMISSION EXPIRES JULY 20,2003 My Commission Expires: TJ-J' C 0 (Applicant, please complete information below for proper placement with proposed project) rNAME OF PROJECT OR PROPOSED NAME: T/ _dtr r 1.//�AN. __ 1 TYPE OF PROPOSED DEVELOPMENT: ,rar��_ � ir/�Lfr'~ Name of Applicant/Owner. d/A Arjrak�j/,�%�"Z 11GEE.2% �G Address or General Location of Subject Property. '�'T.� 1APi .�,I I J P y: Z�, . s� L Subject Property Tax Map(s)and Lot#(s)_ � ---------------------------------- h:Uo9intpatty masterslaffpost.mst MAY-'26-00 SAT 07 : 19 MENTRUM ARCH 50'42480325 P. 01 r - 0 r 1TIT (TUA� ;, INC04P0-11fTfD sv .. ,. . .. ., TRANSMITTAL t. PROJECT: DATE • TO: .' C TV D "'il/v / FROM: A97,j_.A47 A T lN: /41 H, r Poik - 72�7 PAWS WE TRANSMIT: ( I4hcrewith ( ) under separate cover via ( ) in accordnce with your request s • FOIL Y E) J R: ( if approval ( ) distribution of parties ( )information ( ) review & comment ( ) record (t ruse ( ) THE FOLLOWING: , ( ) Drawings ( ) Shop Drawing Prints ( ) Samples ( ) Specifications ( ) Shop Drawing Reprodticibles ( ) Change Order • COPIES DES.CRIP73ON ✓ w • REMARKS: � /��-S 4-s fly/� /�1 f AOrA/ hi,, ///r j,. 2858 N_W. SWAM I TI: RAA ( k »W PO€ITIAlID. OA 91210 `' PUOK 503.248.0385 - fAX 503.248.0819 MAY-'26-00 SAT 07 :20 MENTRUM ARCH 5032480385 P. 02 , ' L AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OP THE.SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division . 13125 SW:Hall Boulevard Tigard ,OR 97228 I, , At/ itear �� . , do affirm that am represent) the party initiating interest in a proposed d . -#' .i C.Fi S• l��Ara affecting the land located at (state the approximate location(s) �`add s) and/or tax lot(s) currently registered) _ 74 5', ' 0 -" 4 and did on the _ day of QVpersonally post notice indicat g that the site may be proposed for a - -l. � 40- i�Orlapplication, 6 and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was •osted at. 7 ` &10 S,k' • 4% .' A. * AA /%L /l: Cs - Pl// O Fr, C. #42 ■.:.-•.%4ig. (state location you posted notice on property) 4%07 "1 ii 1 , Signature (In e p -sence o a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day o / £ , 24)0 i OA,, OfFIr;WL SEAL :: ':.�s ' 8ABAWA HENDRICKS ��"'_ �� a- `4` ` NOTARY PUBLIC-OREGON NOTARY PUBLIC 0 O'EGON `^�� COI MISSION NO- 326414 MY COMMISSION EXPIRES JULY 20,2003 My Commission Expires: / .ö(' 2 (Applicant, please complete information below for proper placement with proposed project) !NAME OF PROJECT'OR PROPOSED NAME: `t1 i r/P. --- - -- - __- I TYPE OF PROPOSED DEVELOPME T: 41i7TIr_ %a � '�/foi� Name of Applicant/Owner: t/A//.a I / ./eZ; rZ :/1 'Jr. I Address or General Location of Subject Property: -nom ,s_�T ;ii=1;/► ___ __ (subject Property t -?__. P rt3'Tax Ma P(S)and Lot#(s): • MCA Building Construction Cost Estimate 6,600 square foot x $70.00/ sq.ft. = $462,000.00 Hard Building costs Project Summary The proposal is to demolish the existing residence (7460 S.W. Beveland)and some of the existing trees that are to be mitigated. The concept is to construct a new one story 6,600 s.f. new office building with 18 parking spaces. A.Site Development Review 18.360 and Commercial District 18.520 1. The comprehensive plan map designation and the zoning map designation is MUE. The CIT area is East. The office building is allowed outright. 2. The site area is .397 acres. The lot width average is 120 feet The front setback, is 6 feet and the rear is a minimum of 8 feet. The east side setback is 5 feet and the west setback is 53.5 feet. The maximum impervious site coverage is 85 % and the landscaping area provided is 15%. The FAR is 40% which is 6,930 s.f. max but the building is 6,600 s.f. so is under the max. The building frontage is 62 feet wide which meets the Triangle Plan. 3. The parking ratio is 2.7/ 1,000 s.f. minimum or 6.6 x2.7= 18 spaces required and provided. The building is under 10,000 s.f and does not need a loading berth. 50 % of the parking is compact. The standard stalls are 8.5 feet wide by 18,5 feet deep. The compact spaces are 7.5 feet wide and 16.5 feet deep. There is 1 ADA space. 4. One drive access with the width of 30 feet is provided and the minimum pavement width is 24 feet. 5. A 6 foot wide walkway is provided from the public walk to the front entryways 6. A clear vision area is provided at the driveway access point between 3 feet and 8 feet in height. 7. See the landscape plan for tree locations. Street trees are planted about 30 feet apart. 11 trees are planted around the 18 parking spaces. B. Impact study 18.390 See the narrative by the Civil Engineering 1.Beveland street will have a half street improvement with a new planter and 6 foot wide public sidewalk and a shoulder for a bikeway. The parks system will not be impacted. c. Tigard triangle design 18.620 A. Street connectivity: One access way will be provide with a 30 foot curb cut width. B1. The building occupies 51.6% of the Beveland frontage. 2. The building facade is a maximum of 10 foot setback and a 6 foot minimum front setback. 3.& 4 a 6 foot wide sidewalk is provided from the public walk to the building entrances and the remainder of the front is landscaped. The walk will be concrete with scoring 5. The parking is to the side of the building frontage and is less than 50 % of the frontage The landscaping in front and the side is 5 feet with a minimum L-1 standard. Cl. The street front facade from 3 to 9 feet has 62 feet of wall length and 34 feet of window length is 54% glazing. 2.The front building facade has many changes in setbacks less than 50 feet in length. 3. Recessed entries of 4 x 16 feet deep are provided at all main building entries. 4. The building will be real stucco with banding, arches and tile accents, 5. The roofing will be tile 6. The roof top mech., will be screened by the towers and parapets. Dl. The sign areas will not be exceeded in the zone. The project sign will be wall mounted on the north facade. E. Entry portal is not required at this location F. Landscaping: L1 standards are met in the front site area. Beveland is a local collector street Access/ Egress/ Circulation 18.705 One access point is provided with a minimum pavement width Of 24 feet and a curb cut of 30 feet. The driveway length is less than 150 feet and no fire truck turnaround is required, Landscaping 18.745 The landscaping plan provides LI and L2 planting where required Recycle and Refuse storage 18.755 1. A 8 foot by 8 foot 6 foot high concrete block wall with stucco exterior finish and solid metal gates will be provide at the south end of the site with access to the front by the refuse and recycle trucks. Off street parking 18.765 1. 18 parking spaces are provide 50 % compact and 50% standard. This meets the parking ratio minimum of 2.7 spaces per 1.000 s.f. of building. The pavement width is 24 feet. The standard spaces are 8.5 feet wide by 18.5 feet. The compact spaces are 7.5 feet by 16.5 feet. No loading space is required. Signs 18.780 The building will have wall mounted signs under a separate permit. Tree removal 18.790 ,. See the landscape and tree mitigation plan for tree removal information. Vision clearance area 18.795 The vision out of the driveway is clear as per code from 3 feet high to 8 feet high. Street & Utility Improvement standards 18.810 See the Civil Engineering narrative attached • PROJECT OVERVIEW The project is located at 7460 SW Beveland Rd. in Tigard, Oregon. The project is located in T2S, R1 W, Sec. 1, Willamette Meridian. The site currently contains a residence which will be removed and replaced with a 6,660 SF office building. The total site area is approximately 17,000 SF. The project is bounded by an office to the East and will be bounded by the proposed Eagle Hardware development to the South and West. GRADING The site will be graded to match the existing grades on SW Beveland Rd., the proposed grades for Eagle Hardware to the South, and the adjacent existing grades to the East and West. The site is fairly flat and will be generally graded away from the street in order to allow parking lot runoff to discharge directly into the proposed pond located near the South of the parking lot. 1-2 foot retaining walls will most likely be needed at the South property line and around the water quality pond. Grades are also determined by the depth of the storm sewer pipe. Erosion control measures will be implemented throughout construction and until vegetation is established. These measure will include a gravel construction entrance, dust prevention (when applicable), biobags at inlets and curb cuts, and sediment fence where needed. STORM SEWER The storm system consists of conveyance, detention, and water quality. Most of the parking lot runoff will directly enter the water quality pond through a series of curb cuts at the edge of the pond. The building runoff will be collected by a perimeter rain drain and then discharged into the pond. Flow out of the pond into the storm sewer will be controlled by a pair of ditch inlets. The lower inlet will contain a plate with an orifice to control water quality. The upper inlet will contain a structure with two orifices to control the 2, 10, and 25 year storm events. The site will require a pond with a water quality capacity of 248 cf. The bottom of the pond will be planted with wetland plants. The upper portion of the pond will be for detention and will require a retaining wall due to space limitations. The required detention volume is 222 cf. 222 NW Davis St. Suite 402 • Portland, Oregon 97209 •503.225.1679 • Fax 503.525.9266 D I t L 1 1 l 1 1 1 11, . • SANITARY SEWER SYSTEM There is an existing sanitary sewer service for the current residence. Due to the low demand requirements, the existing service will remain and will be connected to the new buiding with a wye and 4"service line. WATER SYSTEM There is an existing water service and meter serving the residence. The meter will be relocated into the landscaped area and will be connected to the new water service. There is an existing fire hydrant approximately 30 feet west of the property. Fire sprinklers will not be needed for this project. STREET IMPROVEMENTS There is an existing curb along the project's frontage. However, the street will be widened by 4' and will match the existing improvements to the east and the proposed improvements to the west. A 5.5' planter strip and 6' sidewalk will also be constructed. Finally, a 24' wide driveway will be constructed per City of Tigard standards. • --r D I 222 NW Davis St. Suite 402 • Portland, Oregon 97209 •503.225.1679 • Fax 503.525.9266 I t L 1 M l 1 1 1 1 C DL ENGINEERING 222 NW DAVIS ST. SUITE 402 JUN 23 PORTLAND, OR 97209 200 FAX COVER SHEET riG 4pi) (503)225-1679 FAX: (503) 525-9266 EMAIL- den s fretech.corn [SEND TO CCity of Tigard From _ Gary Darting At ent Brian Rager 6-22-00 Office location °Regarding MCA Office Park Drainag_e Report Far number Phone number 627502-: g y 2 7 7 • Urgent LI Reply ASAP n Please comment please review L For your information • Total pages,including cover: 10 COMMENTS -------------11111...1111111.1111111.111111111111111 Brian, Let me know if you didn't receive everything Gary • • Td WUSS:60 000E EE 'unf 99E6-SES-20S : 'ON Xd3 DNIa33NION3 -1(1 : woad IL/MilL!!!!_i ENGINEERING Drainage Report . for MCA Business Center Tigard, Oregon sti PROF& ..<1,44;keil1/44,?s,4"te, Prepared for: .44. -<-• e( IC!It• E 1/4 \,..::::... 4 ..." 7 i6'ir :-.) Mentrum Architecture 1\ 2858 NW Santanita Portland, OR 97210 .. .... . — .... . . -.-.2 :. ::,-:,•--4,-- i e_c., , I;-"Si77:677Z 1 .'-Eli Prepared By: • . DL Engineering 222 NW Davis St. Ste. 403 Portland, OR 97209 May 23, 2000 •Y22 NW Davis Si . Suitt: 402 • Portland , Oregon 97209 • 503 . 225 . 1 (79 • Fax 503 , 525. 9266 Zd WU9S:60 003Z a 'Lair 996-SZS-20S : 'ON XUJ ONId2BNION3 la : woeu PROJECT OVERVIEW The project is a proposed office park at 7460 SW Beveland Rd. in Tigard, Oregon. The project is located in T2S, RI W , Sec.1, Willamette Meridian. The site currently contains a residence which will be removed and replaced with a 6,660 SF office building. The total site area is approximately 17,000 SF. The project is bounded by an office to the East and will be bounded by the proposed Eagle Hardware development to the South and West. Due to planning requirements requiring that some of the office be placed at the front of the lot and the driveway itself, the water quality/quantity facility will be placed near the rear of the site in the parking lot. The site is restricted by the proposed grades of Eagle Hardware at the rear of the site and the existing grades along Beveland Rd. The site is somewhat flat and will be graded to the south where the runoff will discharge into the pond. The pond will be approximately 4 feet deep. Retaining walls will be needed in the detention portion of the pond. ANALYSIS METHODOLOGY Site Drainage, Water Quality and Detention The Works 4 program was used to calculate runoff for this site. The program is similar to The King County Hyd 4.21B program and will allow the user several optional hydrographs including the SCS,Type lA hydrograph used for this project. WATER QUALITY FACILITY DESIGN "Design and Construction Standards for Sanitary Sewer and Surface Water Management", February 2000, USA, was used for the design of the water quality facility design. The water quality facility will be designed as follows: Design the Water Quality Volume: Net Increaes in Impervious Area=0.19 Acres WQV °0.36 x(0.29 x 43,560)/12 =248 CF. Determine the Water Quality Flow: WQF =248 (volume)/(4 hrs)x 60 x 60=0.0172 CFS Design the Orifice sized based upon a 48 hour return storm. Q = WQV/(48x60x60) =0.0014 CFS D = 24 x (0.0014/C(2gh)^.5)/pi)^.5 £d WU9S:60 000E EE 'unr 9926-SES-£0S : '0N Xtid 9N I 2192N I 9N2 1a : WOdd h= 1.0 C = 0.62 D =24 x(0.0014/0.62(64.4*1)^.5)/pir0.5 = .23 inches The bottom elevation of the pond will be at 191.00 Feet. The water quality portion will be 1.25' deep with 3:1 slopes. The detention elevation will begin at elevation 192.50. Due to space limitations, the detention portion will consist of 1.5' of retaining wall for a total available capacity of 222 CF. The detention portion of the pond will be designed to detain the difference between the pre and postdeveloped storms for the following three storm events: 2, 10, and 25 year storms. The outlet structure will consist of two ditch inlets. One will contain an orifice which will control the water quality flow. The next inlet will be located above the first inlet and will contain a structure which will contain a 1.90" and a 3" orifice to control the 3 storm events. The pond will be planted per USA standards with a mix of wet plants spaced appropriately over the entire bottom of the pond. A mix of shrubs such as Oregon grape, salal, and ferns will be spaced appropriately just above the wet portion of the pond. bd WdLS:60 000E EE 'unf 99E6-SES-20S : '0N >< d JN 12Id3N I ON3 1Q : WOdd FROM : DL ENGINEERING FAX NO. : 503-525-9266 Jun. 22 2000 09:57AM P5 r.. ...r ....... . .■. .......rr•■•• 51331115 Vii1~., icw1rr13o Mod ❑ pool!!4.1npuox s Milim prow jour W C PsIimi iili i ltl Vm gp'p f + I f I ruff palrtndod E , p 66D R9010 svuu(sax L661-1661 3 p MS K v o = 3415 > 12;j 02141 m 0 II ' UM;1 A 4D • • ►. V ,-/ 1' / r i, J . i i 1 . 1 V m . C) FROM : DL ENGINEERING FAX NO. : Jun. 22 2000 09:57AM P6 -----' �_-_' -----� .---_' --_- �----- �_'--__ - K' '17 ''"" ' ”z6'‘rc.Co� ^»d w6/9I'“rc.o� u6ozl6 11»u»-10 'po:|u»J * z0f, "`!^y .)S "I^»u /AN rzz — _— __ _— o __ _ ____ �_■■ • ■• ,Oe' -'"„/ -37h.95 _ _ i D gl 39 L --__________ 39 t .• �._... . .....: \(.1\ \ II - 4 f("4 0 A 4 4'. '-. •- ■,•.7- -24L4Aeli (\to IkrtZr4l6b ,i. r JO' ... _ _ .,-. .. . • �-- .`. ` ^.„�� i° . ---���a � : '� � `~^��' � � ' '^. ~� ~~.^--_ ___ _-- ___. _-----_. --- ---- Ad-_—_ ��' ' �---- __-- ___ . .,- -__ ______ FROM : DL ENGINEERING FAX NO. : 503-525-9266 Jun. 22 2000 09:58AM P7 uzui 00S :awIJ. S0. 0 :rloA s;3 VT ' 0 :3,Ly2i )V3d 0Z.0 :33E0J NOILOV .LSEV utul 00' 9 utm 00' 9 JI, 00'86 00 ' 98 NJ u?Ul 00 OT 'IVAN3LNI SWI,L saI VT - 0 saa0V SZ' 0 • - '1'32Iit satiouT OS ' Z NOI.lV,LIdIJ32Id dWI A-dad VT3dA.L 3dA L TIVANIV2i s30 00 ' 0 : SMOrI$3SKg soapy 6E0 VEIV rIVIO.L AOOrIOCOH,LaW SOS XZZ-LNSW :3WVN XSZ :CI NISVE ut� 00S :SWIL 23-av 60 ' 0 :rIOA S30 LZ- 0 =S,L'd2I ?i'd3d OZ' 0 :dd30J NOTJJvRIZSE' uiuI 00- 9 urn 00 ' 9 J.L 00 . 86 00 - 98 NJ uTUI 00. 0T rIYAIIHLNI 3WI.L Sa1DFj' VT. 0 SaxaV SZ. 0 • • 'if32IV sauPuT 00 - 17 NOIIVIIdIOd2Id dNI A2I3d VTSdA.L 3dAI 'I'IV3NIV S3a 00 - 0 :SMO'I33SVE Sa.X V 6E- 0 `d3IV 'TY'.LO,L AJOrIOCOH.L3W SOS X3SZ-,LN3W :EWVN XSSZ :CI NISYS uTw 00S :3tIJ, Z3-01d 80 ' 0 :rloA S3a EZ• 0 XVHd 0 Z' 0 :3330J NOI.LOYdISHV uTW 00 - 9 UPI' 00 - 9 DI 00 ' 86 00' 98 NJ uTUI 00 - 0T rI`dAZISS.NI 3WIL saIDy T- 0 sasav SZ' O :"VEIN sauauT OS ' E NOI,LVLIdI032id dWI MEd KI3dA.L 3dAS 71VHNIY s30 00 ' 0 : SMOrI33S7g saIDV 6E ' 0 K221v' rI'd,LO,L ADOnIOCOHL3W SOS X30Z-INEW :3WVN X30T : CI NISVE I, iwwns NISVE I abed eseaia aseMaseuS ZE: E : TT 00/EZ/5 5/23/00 11 :4 :23 '**t Shareware Release page 1 BASIN SUMMARY BASIN ID: 10FIN NAME: MEIN-10FIN SCS METHODOLOGY TOTAL AREA 0 .39 Acres BASEFLOWS : 0 .00 cfs RAINFALL TYPE - TYPE1A PERV IMP PRECIPITATION • 3 .50 inches AREA. . : 0.06 Acres 0 .33 Acres TIME INTERVAL 10 . 00 min CN - 86.00 98 . 00 TC - 5 .00 min 5 . 00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0 .29 cfs VOL: 0 .10 Ac-ft TIME: 490 min BASIN ID: 25FIN NAME : MENT-25FIN SCS METHODOLOGY TOTAL AREA - 0 .39 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 4 .00 inches AREA. . : 0 .06 Acres 0 .33 Acres TIME INTERVAL 10. 00 min CN - 86 . 00 98 . 00 TC 5 .00 min 5 .00 min ABSTRACTION COEFF: 0 .20 PEAK RATE: 0 .33 cfs VOL: 0 .11 Ac-ft TIME: 500 min BASIN ID: 2FIN NAME: MENT-2FIN SCS METHODOLOGY TOTAL AREA - 0 .39 Acres HASEFLOWS: 0.00 cfs RAINFALL TYPE - TYPE1A PERV IMP PRECIPITATION 2.50 inches AREA. . : 0 .06 Acres 0 .33 Acres TIME INTERVAL - 10 .00 min CN • 86 .00 98 .00 TC 5 .00 min 5 .00 min ABSTRACTION COEFF: 0 .20 PEAK RATE: 0 .20 cfs VOL: 0 . 07 Ac-ft TIME: 490 min 8d W'J8S:60 0002 ZZ %Alf 9926-SES-2OS : '0N Xdd 9NId33NION3 7G : WO6J FROM : DL ENGINEERING ZLE61 00161 OEZ6'O 06'E6I t8OFo Da'E6T LZ6E'0 OL16I 69W0 09161 Z6SE'0 0516T 606£'0 0616T 3 FAX NO. : 503-525-9266 Jun. 22 2000 09:59AM P9 EMI) 0E16T 00ZI'0 0516T OZ80'0 0L'16T 866Z'D OZ'E6I 6Stt'O 0616T 6SL01 09'161 LSLZ"0 0I16I LUTT'0 0E16t E690'0 05'161 8L6Z'O 00'E6T £LOT"0 Ot'Z6t 0290'0 06't6t EZtZ"0 0616T LZOt'0 Ot•Z61 LES0'0 0E'I6I 6IEt'0 08161 0860'0 OO16t 8£60'0 WIC LLZI'0 0L16T 6Z601 06'16t OTEO'D 0116I 6EZI'0 09161 9L80'0 08 161 0000'0 00161 r s;J•-- (4) s;a..- (a31 s;3--- (4) SP— O;) (---a alnsia•-) a9YJ,s (---apitusia--) IDVIS (---89gYSJSIQ-0 MIS (---MUN N-0 MIS •uT -uT 0000'£ Z e0T;T1O 2. 08' Z6t :t0t3 0006'T :salaut2TQ a0T3ts0 43 00' t6I :najg 00'T6T :IaTS :aTZnO IHO,LHgy,I :uoTgdTaosaa I2IOJ 2W '014 GI 30ILI2I0 a'IdIZZt1W 3rISK.t SJ2iiiH3Sia SJKIS eoaT=y =7WMa7PTIC U12 rb:D:Tt o0/£Z/5 5/23/00 11:4:50 1 Shareware Re1r-Se page 1 LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- c-PSAA-) OUTFLOW STORAGE DESCRIPTION (cfs) (cfs) --id- --id- (-STAGI) id (cfs) VOL (cf) MENT25 0.27 0.33 KENTPND MENTORI 193.02 1 0.25 222.16 cf MENT10 . 0.23 0.29 KEBTPND MENTORI 192.95 2 0.23 189.83 cf KENT2 0.14 0.20 MENTPAD KENTORI 192.79 3 0.13 115.95 cf 0Td WH6S:60 0002 ZZ .unr 99Z6-SS-20S : '0N Xdd 9N I d22N I 9N9 is : WOad FROM : DL ENGINEERING FAX NO. : 503-525-9266 6L001 i611E SZ'E6T £L001 98'LE£ RIVE 6L001 1,61 SZ'E61 1900'0 5619Z OT'E6T 61001 HIU 00'E6I 2E001 £6'19,1 06'Z6T U001 99.61t 08'E61 Jun. 22 2000 10:00AM P11 8100'0 9EI'LL 0L'Z6T 6000'0 ZLZ'LE 09't6T 0000'0 0000'0 OS'Z6T -7d-11/-- ...;0--- (41) (1J) <----SDYI;OIS----> IDYLS <----89YIOIS----> IOY,LS -3d-DY-- ---p.-- P3) <----amoLs----> aDYis gouT/uzw 00. 0 E :V adoTS aPTS E :E adoTS aPTS '33 00' ZT :t. lPTM QNd11■3141 '0N QI TIM HOYUOJ S S YLS T abQd as. tau azaMaregs -�d-��-- ---1D--- {�3) <----iOYYOJ,S----> a9YLS uoT1P21TT3UI E : Z adoTS aPzS E :T adoTS aPzS 43 00' 0E :uzbuaZ SZ,LN W :uoT1dTiosaa taws rivazozsayt SZ: L:TT oo/EZ/s FITrW FAKM IMTt1IM ntrG uK Sh tcoo 11•NIK MOUS FAN IC 001S E.r roars 4M-0 •MAMMA. 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U a KT NMAK N IIMINOUS AMFACTS A OA ACHES .m'KM.FM 11x05 FAMICI MO OKLA KSIKNTIK INC1 r.I W I k I b/TJOi•s/TP' tea' '}■F F z z ! •CDIS 7 ""' 7LL y� "v EROSION CONTROL NOTES 491GRAVEL CONSTRUCTION ENTRANCE M N.1 5. (y] I i1WO�AT , ..I fAi'WFE, 2,7/1817 1 �� I. APPIMM a,K 160901 CONAa,Sr[Nr OKs NOT w49PMlf 6 • (,�.•�nt2.' a 1'1.plc 11tH• • I' MOWN DESIWNrOWK OF P0rM4NT mA0 a Q.' I -7 1 r L�\ n MOO p+ I 2. 11411.0011011011.CONSTRICTION.ML 15 II NRNMICC OGPTAC[040 I 1 1 ' Z____IEVI CP Pli•E 1.0R.R•'•• MD UrSWOINO 1 ALL RK1011 Cd190.WALKS 1 C0I1 K TM 'aJ. K 1011M[K0 w ArP10Tm w Au KOElA1M/ `. T.WOICKPIO IS 517101,40. I• _... L TI4 0ORON COIINOL FACU/p ON INK PLAN MIST K 1 \ ' AONO ACiSADwIIR WDON AYf�E[NT-WW MI. WIS R \ _ I \_. S g p� .Ara1 OKs NOr axA.4 oarNAaE smol K xn..rE �\ _ na„ 1 I-lir 7.1 l/��' �i APPHCAKE MU STMlawf. 1 I it.: ,1 1 c wawa M COWMSSTTWCAW PRIO,M5 Cw,WC1M SW4 1 !11111'1 ( ti� • - 1 O 1 ra uQOKC�RaI1,p000Ew W i n w�[NMTKMC'w r ' . 1 1 ,Sl IDTMENT-4.001 WA R OSR NOT 14K 94 fR I ' ; . • I I VI S ALL 160901 CON1R0,1AOUKS 14001.K MY(C10 War a, ,11c ,r T4°KR 03101""O""E'KI "2"Eass'"r W b SECTION A-A I I O1M11 9141 twAN4o rurcmNla t r I 1 wllra NACaK P01OD0 C1 r[SK.TI[CwnlAtra p1TCN INLET I I. :: WKi N1/5R Ala rWIAN 00901 441710/Ah1115a 11 2c SYDWNI.A YONM K ARM T[M NOUNS 10410 q A crow 1 7. Al NO At S1ML ION MAN O4 NOT d SID OK K PROJECT Imo . `I \ MUTER ,NTO01 • �O 1 K. 4 10.4115E ATM A 114*5 5000 491. ALL GTU 1610w10 1440 IK LINK wAUK rK Mm Ag1T.069� • •� ...CAM, m T 1900 M[4451110 OPt1.01101$HALL MIAs MINK 0!K"vaQtiWT A •A km ./n,aa NOT PLUSH KONENT WCOI 1.0192 Mm M 000071.0 _ I I iriKY MW 02 NTH* / T.�--'9 - ,• 41CT/I AL _ I `j�'Cp1i RC1E I. .IAMUAO CaNSiwC111 OAANKI SOIL K NS7•010 NIA •��: ':; nw OrA•N M 14/101 E4 / -- A-- \ BLOC r T MINNOW 1 COMMOTION NMAC w rINEC K AY.TAMED 1111111 I MIMI OryW U1 MO yy, N WAIL ION x MCADOO a T4 MORO. E0011gIK KAONES L $ I 164 - ��� .-1RMIr lIF.ItLSSL'16 ,\1 MKT K TAKEN R M 0 AED AR AS NEC[9Mr.m / / INSURE TWAT ML Easwo ram ARIAS AK tar CUM R I I l._ -" -.. A`� rM M ODU.RaN Of 114 PROW. .... '. PLAN C►N9M UI r j f i R. YOPKEE0,WAN MO 101114E ML COMM MONO NOT ! I 1ECMW0 Ww 9110((Al K EA01Rr POKIER AC. j 3'S K1A1NIN0 NML a f•1.I 7 I 00 " UK KR 151(5 AND SAKS AS PER.01020•1 COMM.ETAS 7401 BASIa ... I \ lJI TE I C1. P1NT-1'1.IcM 6116 A1!Ei+T`11,"1617 a,F. PORTLAND ,1ENGT01 Mlawrr11. Ern 07Y Of q FUTURE EAGLE HARDWARE SITE FIfF Wo F a a m Kn"`i1ea1!CMG r o I D yard 0 TEMPORARY B IOFI L TER BAGS C 2 • 1111 050.1/101 K Thar RTA0K1CD. N.T.S. • • 1 ,t saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD d - . PRE-APPLICATION CONFERENCE NOTES CITY OP T1 9Ai<D,°M®N Community'Deve&opment (Pre-Application Meeting Notes are Valid for Six (6) Months) S(iaping Better Community NON-RESIDENTIAL PRE-APP.NTG.DATE: 3-a-a 0 STAFF AT PRE-APP.: 174/g>^ APPLICANT: (24 jklti4el Mc N+'e AGENT: v - Phone:( ) C 36 Slg5 Phone: ( } PROPERTY LOCATION: � ADDRESS/GEN. LOCATION: 74/60 sw ggve/gz I TAX MAP(S)/LOT #(S): 457 01 461 a 7403 NECESSARY APPLICATIONS: s7fz*Sr" ReVieh/ PROPOSAL DESCRIPTION: it o t S/71) ho& 44,a(rri1_e 1,4 .4,;? 5, COMPREHENSIVE PLAN MAP DESIGNATION: /VC/t� ZONING MAP DESIGNATION: 4/Ve C.I.T. AREA: G95-1r FACILITATOR: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: '` sq. ft. Average lot width: ft. Maximum building height: (/S ft. Setbacks: Front ft. Side ft. Rear 2�20ft. Corner V ft. from street. MAXIMUM SITE COVERAGE: 5 % Minimum landscaped or natural vegetation area: IS- [Refer to Code Section 18. 2.O.Z I 442 "A/W� , 'o� eyes /4A-0-45 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 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.0601 CITY Of TIGARD Pre-Application Conference Notes Page I of 9 NON-Resdent I App5anon/%arming Dr, on kuwn 31dc' ,;(1 tdJa r1410 3u) , SPECIAL SETBACKS Y STREETS: feet from the centerline of • • LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. [Refer to Code Chapter 18.7301 SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: > A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; D All actual building setbacks will be at least half (1/2) of the building's height; and D The structure will not abut a residential zoned district. (Refer to Code Section 18.730.010.BJ RKING AND ACCESS R RED parking for this type of use: 6. ei'.c.,--7/ 0"(T� a- !'7°a" -,'y�- '.r x:741 Parking SHOWN on preliminary plan(s): 4//,o?x, 7 't'.�� 1:e-74 /4A,4 SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: :- Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. :- Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. (Refer to Code Section 18.765.040) Handicapped Parking: .- All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. :- BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Minimum number of accesses: Minimum access width: —'`' Minimum pavement width: f t 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 18.7051 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Resdental APPLation/PInning Division Section C(ire tar, does rval' AY REQUIREMENTS WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. [Refer to Code Section 18.705.030) LOADING AREA REQUIREMENTS 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 18.765.0801 R VISION AREA _ The Cry 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 BUFFERING AND 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. [Refer to Code Chapter 18.7451 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: NDSCAPIN - STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.745,18.765 and 18.1051 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON Residential Appliation/Planning Dreision Section (.41610)1 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Chapter 18.7801 SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.7151 STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be ased upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,IL&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 CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length ofie vegetated corridor within the development or project site can be less than/25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWMI CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON-Residential Application/Planning Division Section WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implement policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between velopment arldconservation of significant wetlands, streams and riparian corridors identifi in the City of Tigard , Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational' and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less t u- D��ubic fe et per,Second (cfs). :- Major streams in Tigard in. Jude FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: I Streams which are NOT "FISH-B ARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard i clude Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain shot tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). :- The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. • The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. • ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.797.030) Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR TREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or i pervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancemen of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.85.050.C. that demonstyates all of the following: ative plant species currently cover less than 80% of the on-site riparian corridor area; The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; • That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; CITY Of TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Residential Application/Planning Dnision Section That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.191.1001 TREE REMOVAL PLAN REQUIREME I r � �� A TREE PAN F E PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified-arts is shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, artition, 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.) MITIGATIOHm I r9 ir'c�6� ACEME'NT 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 18.790.060.E.) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Residenud Appk tion/PInning DP/13104 Section HABRA The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. [Refer to Code Chapter 18.390] COBICHAPTERS 18.330(Conditional Use) t� 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 1 8.350(Planned Development) ` 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) I8.78S(Temporary Use Permits) 18.370(Variances/Adjustments) - 18.715(Density Computations) (8.790(Tree Removal) 18.380(Zoning Map/Text Amendments) -- 18.720(Design Compatibility Standards) 18.795(visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 1 8.797(Water Resources(WR)Overlay District) t-/- 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustment) 18.740(Historic Overlay) i/ 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) - 18.742(Home Occupation Permits) . 18.430(Subdivisions) 1 8.745(Landscaping&Screening Standards) 18.510(Residential Zoning District) - 18.750(Manufactured/Mobil Home Regulations) 8.520(Commercial Toning District) c - 1 8.755 (Mixed Solid Waste/Recycling Storage) . 18.530(Industrial Zoning Distracts) 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] EIGHBORHOOD 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, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyor's Office: 503-648-8884] CITY Of TIGARD Pre-Application Conference Notes Page 1 of 9 NON-Residential Applicaoon/Planning Division Section UILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). ECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Chapter 18.7551 ADDITIONAL CONCERNS OR COMMENTS: J n h • �vl,- Ark, y /oc_rl/tor clo 4o1 .rKGGf- —77-7- [ _ Dew if-9 lc/a1'45- N9?AAtAg AS104,75 44,51 iS'�'1'a1–, camdi4n.0 e (.✓i �' .4i�1 7Z ,$ /�Si�r� .ff9rr�tr� Need 4prroVl` k (/S� ��r�/r7.G�rati�'G�1��GJ, �nII >!�Gc/fb /n�ari►9 lfip Oit �r'�a,�q S ore f"b°�R �G sd�.s. Gornn..t- bae.r� ,io,2 Ue,6iYeci dli2 4(9c_J iV';c FYI TIti1a c/b PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted b mail or dro' 'ed off at the counter without Plannin• Division acce•tance ma be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Ma's submitted with an a. .Iication shall be folded IN ADVANCE to 8.5 b 11 inches. One 1 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Resldenml Application/Planning Dnision Section • The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard tw-in. �oF'c:er . A basic flow chart which illustrates the review process is ailable from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a .prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: J l//r'q /-4 4c1ik CITY OF TIGARD PLANING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@ ci.tigard.or.us H:\patty\masters\Pre-App Notes Commercial.doc (Engineering section:preapp.eng) Updated: 28-Feb-2000 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residential Appliation/Phoning Onision Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: Tj V/i t / ,BC c. Date: 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 legal-size (#10), addressed with 1" x 4" labels (see attached envelope submittal requirements) • Documentary evidence of neighborhood meeting (if required) • Impact Study per Section 18.390.040.B.2.(e) • Copy of the Pre-Application Conference notes • Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): LEt" Vicinity Map Preliminary Grading/Erosion Control Plan • Existing Conditions Map f5' Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan R-----Sree Preservation/Mitigation Plan ®� Site Development Plan Architectural Drawings -.�how�' G �n� EV- Landscape Plan ❑ Sign Drawings /r/an � ficArcb. Public Improvements/Streets Plan �/ rf 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 l ;" 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 ❑ 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). Vicinity Map • Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map • Parcel boundaries, dimensions and gross area ❑ • Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ • Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ • Other site features: • Rock outcroppings ❑ • Trees with >6"caliper measured 4' from ground level ❑ • Location and type of noise sources ❑ • Locations of existing structures and their uses ❑ • Locations of existing utilities and easements ❑ • Locations of existing dedicated right-of-ways ❑ 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 surveyor and designer(as applicable) ❑ • Scale, north arrow and date ❑ Boundary lines of tract to be subdivided • Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10%grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures,and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas • The proposed lot configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ . Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10%or 5'for slopes>10%) • ❑ • Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ • Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ • Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan • The proposed site and surrounding properties ❑ • Contour line intervals ❑ • The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ • The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ • The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ • Locations and type(s) of outdoor lighting considering crime prevention techniques ❑ • The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan • Location of trees to be removed ❑ • Location, size and species of existing plant materials ❑ • General location, size and species of proposed plan materials ❑ • Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used El • Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan • Proposed right-of-way locations and widths ❑ • A scaled cross-section of all proposed streets plus any reserve strips ❑ • Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan • The locations and extent to which grading will take place ❑ • Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan • The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ • Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan • Identification of the location, size and species of all existing trees ❑ • Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ • A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings • Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;curpin\masters\revised\chkl ist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 • PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION citatiord.- kepi Commit:ray— Development Shaping) Community 251 Ol Ag. PUBLIC FACILITIES Z-b� -9fc49 cc-11(.4 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 proiection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: (� t(2_ street improvements will be necessary along SvJ to include: € feet of pavement Fgcn-A C�-b [r concrete curb storm sewers and other underground utilities EK L -foot concrete sidewalk wf L &IRA [street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Empluerlq U.partmnt Sullen • ( ) stre nprovements will be necessary alc • 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 Li 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 oppositE le of the street from the site. If th, a in-lieu is proposed, it is equal to • $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW . Prior to , 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 1�1 . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to ,a,,Jr> PA,/ Water Supply: The -75p - -rw Va J - Phone:(503) '%`14;-X351 provides public water service in the area of this she. This service provider should be contacted for information regarding water supply for your proposed development. T7 W P-�,.i A via c !'P-1 A11- *rra 5-t• F-1-)C42-6-)C . Fire Protection: Pc-ti Tualatin Valley Fire and Rescue District (Contact: Gene--B+rchtll, (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. 0 -6( -C6►..rit� '> !' IRAD f- I &—c 1�.1�f �N 1►�lf Wi Yy Z o 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 3 016 Englneering Department SecUoa newly created impervious aces. The resolution contains a p sion 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. IFS ►BSc I►J lufd► ✓'' • ( ) Payment of the fee in-lieu. ' 1' 000 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. .n..frST NAP.1 ■ -t.IT \a Att P 1\--'‘K-A4 isk,A0v3c(L�o w\fir' 'I L. SZ 1 M)l4:Vat'1 i' '‘41-4"44, �c 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 TWARI] Pre-Application Conference Notes Page 4 016 Engineering Department Section In addition, the per ee will be required to post a bor r 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 0 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 et 6 Engineering Department Section GRADING PLAN REQUIREMENTS F( UBDIVISIONS 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: ENGINEERING DE TMENT STAFF Phone: [5031 639-4111 Fax 15031684-1297 h:\patty\masters\preapp.eng (Master section:preapp-r mst) 04-March-1999 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Sectlo. EVERGREEN PACIFIC, INC. Ir GENERAL CONTRACTORS February 21, 2000 APPLICANT: Evergreen Pacific, Inc. 5664 Carman Dr. Lake Oswego, Or. 97035 Phone: 636-5165 Fax: 636-5740 Gail L. Oldham Andrew Mc Nie PROJECT DESCRIPTION: 7460 S. W. Beveland, after demolition of the existing residence, we plan construction of a two story commercial office building with onsite parking and landscaping. We are concerned with issues which might pertain to a project like ours, such as lot coverage, landscape requirements, set backs, height restrictions, street improvements, etc. PROPOSED USES: Commercial office space. 2,2161403 -0 270'4 Lot 27 gonfrna) Mil. CURRENT OWNER: Hugh Mc Caffery 9025 S. W. Hillman Ct. Suite #3114 Wilsonville, Or. 97070 TOPO: Flat lot. TELEPHONE 503/636-5165 or 503/245-9999 ♦ FAX 503/636-5740 5664 CARMAN DR. ♦ LAKE OSWEGO, OR 97035 MID I MINA AN3a1h �!� d» 1d -li`�WP-X7a 1,41 5) 2-1-s.1-1 °%51 011114'd9s6 n'd 58' i5"LL 'L1 1.6g 2,,ri "?2 .7 0.2'CTLI LZ L07 ; ( 1' 1.; 1\: /\\S cow- ►I 0 2 'bRY 0 _ . IL di4 1 b g u u ► rr ._ to2t.vEtANit7 li, tq ti i vr- 0,1 =,. /1 \Tfl ar�o 741 otrtc.E orF1c..€ or 0M.(c.e oFFIC-6 It P DOE"( X S oK o(z, 71.1 (1 0 clTh2„ ■.0 Dr Fl I cotA E}z I�ir�t�N \VA WING Mo • - • c.kl • w ii.90 /6/totzw,E - N 1.. r 'ito r s", l (- lL1 00 bN 1A urve7EX AN It7E C Q.tZ•R . Z 1,112 �0 coo H. co Pre-Apps (CD Meetings) March 2000 SMTWT FS w... 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Thursday, March 02, 2000 8:00 8:30 9:00 Pre-app w/David Lintz @ 297-6080 9:30 10:00 Pre-App B.A.P.S Inc West @ 285-2556 10:30 11:00 Pre-app Andrew McNie @636-5165 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 4:21PM Tuesday, February 22, 2000 ADDITIONAL DOCUMENTS August 28, 2000 CITY OF TIGARD OREGON Bayard Mentrum Mentrum Architects 2858 NW Santanita Tr Portland OR 97210 RE: Plans Check Number: MCA Business Center, 7460 SW Beveland St, Tigard, OR This letter is to confirm receipt of your building plans which have been routed to the plans examiner. As a reminder, the associated land use case(s) is/are: SDR2000-00013 Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans are not routed to the planning or engineering departments; you must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, your building permit will not be issued without approval from the engineering and planning departments. If you have any questions regarding this notice, please feel free to telephone me and I will be happy to explain further. Debbie Adamski Development Services Technician cc: Building file cc: Planning Department cc: Engineering Department I:\DSTS\BUPLUC.DOT 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 09/20/2000 Conditions A )ciated with Case #: SDR20 00013 11:14:50 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 SERVICE FACILITIES 0 Met 09/15/200 MS 09/15/2000 MAS 1. SUbmit a revised plan that provides evidence of all service facilities properly screened according to Section 18.745.050.E.2. 0001 STREET TREES 0 Met 09/19/200 MS 09/19/2000 MAS 2. Submit a revised landscaped plan showing street trees to be spaced no more than 30 feet apart. 0001 TRASH ENCLOSURE LOCATION 0 Met 09/19/200 MS 09/19/2000 MAS 3. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 0001 REFUSE CONTAINER 0 Met 09/19/200 MS 09/19/2000 MAS 4. Submit a plan showing the refuse container to be accessible without occupying required parking stalls. 0001 MIXED SOLID WASTE&RECYCLABLES 0 Met 09/19/200 MS 09/19/2000 MAS 5. Submit details addressing the Mixed Solid Waste&Recyclables Storage Design Standards in order for Staff to determine that this standard has been met. 0001 ADA SPACE 0 Met 09/19/200 MS 09/19/2000 MAS 6. Submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. 0001 PARKING STALLS/WHEEL STOPS 0 Met 08/31/200 MS 08/31/2000 MAS 7. Submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking stall. 0001 BICYCLE RACK 0 Met 08/31/200 MS 08/31/2000 MAS 8. Submit details of the bicycle rack to be used. 0001 TREE REMOVEL/PROTECTION PLAN 0 Met 09/19/200 MS 09/19/2000 MAS 9. Submit a tree removal and protection plan prepared by a certified arborist. 0001 DETAILED EXTERIOR LIGHTING PLAN 0 Met 09/19/200 MS 09/19/2000 MAS 10. Submit detailed lighting plan for the exterior of the building. 0010 BLDG PERMIT ISSUANCE REQ'RMNTS 0 Not Met BR 08/18/2000 ST 11. Prior to issuance of a site permit,a public improvement permit and compliance agreement is required for this project. 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). 0018 COMP AGRMNT/$ASSURANCE INFO READ 0 Not Met BR 08/18/2000 ST 12. 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. 0087 STREET ACCESS RESTRICTIONS: 0 Met 09/05/200 BDR 09/05/2000 BDR 13. 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 vehicle of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicle of all suppliers and employees associated with the project. 0001 SUITE LAYOUT 0 Not Met BR 08/18/2000 ST 14. 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. 0091 STREET STANDARD IMPROVEMENTS REAR 0 Not Met BR 08/18/2000 ST 15. 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)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. six(6)-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping;H. streetlights as determined by the City Engineer; I. underground utilities; J. driveway aprons;and K. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner,as approved by the Engineering Department. Page 1 of 2 5PUAOO 3 • 7. +503-656-3219 AERAL TREE SERVICE _ acc F'LI�' HLf[] __. '00 1O;' - Service KEIR Professional tree, shrub and lawn care since 1921 August 21, 2000 SEP 1 9 2000 Bayard Mentrum Mentrum Architecture Incorporated CITY OF TIGARD 2858 NW Santanita Terrace Portland, OR 97210 RE. Arborist report for the trees on the lot at 7460 SW Beveland St Assignment Provide an arborist's report which includes an inventory of all trees larger than 12" in diameter at 4' above ground level. The inventory is to include the condition rating of each tree, list any insect, disease infestations and whether or not it is a hazardous tree. The inventory shall also include a total of diameter inches that need to be mitigated. Sninwary There were 10 trees on the site that were larger than 12 inches diameter at 4 feet above ground level The condition of 9 of them was good. No insects or diseases were present to cause damage. Structurally the trees are in good form One of the trees were rated less than good. A Douglas Fir with a double leader that wrapped around itself, was rated fair due to the fact that eventually the tree would have to be removed for structural reasons. The total number of diameter inches on the 10 trees greater than 12 inches in diameter is 166 inches. With the deductions of the Douglas Fir with structural problems the total number of inches to be mitigated comes to 152 inches. Assumptions and Limiting Conditions The enclosed map is not to scale and the trees have not been measured for exact location on site The map is only provided to show the relative location of the trees on the site. The trees that have smaller diameter than 12 inches are also included On the map with their diameters to show their location and the fact that they fall below the threshold for consideration. P.D. Box 2040, Clackamas. Oregon 97015 • Phone 656-2656 • Toll Fiae 1-88S-656-5401 • Pax 656-3219 Zo 'd S8£08t'Z20S Ho2lC i4ne11N3W 6Z: 60 1tiS 00-ST-JAS +503-65E-3219 6tr!ERAL TREE SERHICE 429 P03 H0171 'c: " 10:5- Inventory Tree Tree Diameter fondition - 4 Number Species Size _ ,_- _ 1 Douglas Fir 14" � Fair - Tree has a double main leader that causes the tree to be structurally unsound. The tree should be I _ removed for safety considerations 1 - . 2 -Western 17" Good -- -- -- _ ,.. . ._-- -l.Red Cedar _ - -- 3 Japanese 14" Good - Tree has a double leader with a strong union False at the crotch. .... Cypress — ---- 4 - 4 Grand Fir 13" Good -,T— 5 Birch 13" _ Good 1 1 - 6 Douglas Fir 18"8'� Good M.- _ _ L _ 7 Douglas Fir 22" ,, Good µ T -_1 w8 Tree of 20" Good � Heaven 9 Douglas Fir 22" Good- Tree diameter was measured at 2 feet above I ground level because it split into a double stem tree • with a strong union at the crotch. 10 Birch 13" Good [_. rota] .-- 166" _ —.-_ ... _ `__.. _._. 1-.. Please refer to map sketch for the relative location of the trees on the lot. Trees are numbered on the map but not on the trees themselves on site. If you need additional information please call. Sincerely, f a vor �Xy-..-- Terrreence P. Flanagan ~J Certified Arborist#PN-0120 Member, American Society of Consulting Arborists 20 'd S8£08bZ£0S H3e1ti WININ3W 02: 60 i s 00-5 i-d3S r +503-55E+7-3219 JERRL TREE SEPU I CE . . -128 PV-t O it, __ •C.32 i, Sketch Map of Development lot at 7460 SW Beveland St., Tigard, Oregon "\/4)7k7'' II 04 RAINVP © t 6`' 5 rat ,5, F 8 CD 0 .--=t%" zz' [ \4/ 'et Re 14 v ��ll r -13,RcHgS /'Brach C■i3 r t_..J - 0 it" . O B%RCN _ - . l ►4" /.-' �l Reic or It .4 . CO/�iq -1 v Ot,� 04" l ` 3)51444 act, FALSECYPttESS i 1PL v a N. l-7" :.' ' {V,., 0 i Ti, GIV pJGL/+cS F 1 R. ©_ 0 t3 i f . x24-% , • i I V0 'd S8£0817Z£0S H321ti Wflei1N3W 02: 60 1tIS 00-ST-d3S 1, , HUNT -RUM 11-R(IJITIGt141Z ,. .i_ r 9t-r4iitoe---caf fti(O�POUT.D ,1 TR A " SMITTAL .-... pi PR• ._ - / i r DATE: G o TO: [��I• / i A FROM: ATTN: d , };Q &e , 72q. 7 =:. WE 'r RA,ySN(IT: r - (v herewith ( ) under separate cover via r ( ) in accordnce with your request r X FOR YOU : ( "T approval k ( ) distribution of parties ( ) information ( ` review & comment ( ) record ( ire ( ) r T1 U. OLLOWIN(;: °- ( Drawings ( ) Shop Drawing Prints ( ) Samples '' ( ) Specifications ( ) Shop Drawing Reproducibles ( ) Change Order COPIES DESCRIPTION. A 4,,e3.0 , REMARKS: -�- -- r` c J • id /ir;I., 01// 41,.....-.)/ ....' // it.- Ali% JlMy2/MIIIIWJ /Z' 2858 N W. SANTANITA I { AI; A ( f PUILIIND. OP 9)210 DUONf 503.218.0385 • TAX 503.248 0879 TO 'd S8£08bZ£0S H3N WrldIN3W 6Z: 60 ItiS 00-S T-d3S 09/20/2000 Conditions A aciated with Case #: SDR2C -00013 11:17:32 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 SERVICE FACILITIES 0 Met 09/15/200 MS 09/15/2000 MAS 1. SUbmit a revised plan that provides evidence of all service facilities properly screened according to Section 18.745.050.E.2. 0001 STREET TREES 0 Met 09/19/200 MS 09/19/2000 MAS 2. Submit a revised landscaped plan showing street trees to be spaced no more than 30 feet apart. 0001 TRASH ENCLOSURE LOCATION 0 Met 09/19/200 MS 09/19/2000 MAS 3. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 0001 REFUSE CONTAINER 0 Met 09/19/200 MS 09/19/2000 MAS 4. Submit a plan showing the refuse container to be accessible without occupying required parking stalls. 0001 MIXED SOLID WASTE&RECYCLABLES 0 Met 09/19/200 MS 09/19/2000 MAS 5. Submit details addressing the Mixed Solid Waste&Recyclables Storage Design Standards in order for Staff to determine that this standard has been met. 0001 ADA SPACE 0 Met 09/19/200 MS 09/19/2000 MAS 6. Submit a plan showing the ADA space to be 9 feet wide with an 8-foot aisle. 0001 PARKING STALLS/WHEEL STOPS 0 Met 08/31/200 MS 08/31/2000 MAS 7. Submit a plan showing all parking stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking stall. 0001 BICYCLE RACK 0 Met 08/31/200 MS 08/31/2000 MAS 8. Submit details of the bicycle rack to be used. 0001 TREE REMOVEUPROTECTION PLAN 0 Met 09/19/200 MS 09/19/2000 MAS 9. Submit a tree removal and protection plan prepared by a certified arborist. 0001 DETAILED EXTERIOR LIGHTING PLAN 0 Met 09/19/200 MS 09/19/2000 MAS 10. Submit detailed lighting plan for the exterior of the building. 0010 BLDG PERMIT ISSUANCE REQ'RMNTS 0 Not Met BR 08/18/2000 ST 11. Prior to issuance of a site permit,a public improvement permit and compliance agreement is required for this project. 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). 0018 COMP AGRMNT/$ASSURANCE INFO READ 0 Not Met BR 08/18/2000 ST 12. 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. 0087 STREET ACCESS RESTRICTIONS: 0 Met 09/05/200 BDR 09/05/2000 BDR 13. 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 vehicle of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicle of all suppliers and employees associated with the project. 0001 SUITE LAYOUT 0 Not Met BR 08/18/2000 ST 14. 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. 0091 STREET STANDARD IMPROVEMENTS REQR 0 Not Met BR 08/18/2000 ST 15. 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)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. six(6)-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements;G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. driveway aprons; and K. adjustments in vertical and/or horizontal alignment to construct SW • Beveland Street in a safe manner,as approved by the Engineering Department. Page 1 of 2 08/2540 07:06 $503 625 6179 Yx1UE DiJrU L -/5 PO Box 820 Sherwood 97140 Fax_625-8179 Ph:625.6177 RECF'"Fn Pride Disposal Co. SEP 1 8 2000 COMlwuirii I utvcwniltiVT StT' 't ���r-� � N 4 2�, �� �f Fax To: j14 �,cam. 13( rom: /1/k-el I - Fax: — ages: 3 Phone: 24r q 03 Date: g oo Re: CC: 6 , �-�-ci ❑ Urgent ❑ For Review ❑ Please Comment❑ Please Reply ** Please Recycle ** • Comments: '1-4\ S ' a 5 gcrl; el"( ay, 6 to ,) a-e-e,Qs 351-1. s,4--rsty g g ECEIVED PLp,NNIN° (,) o- SEP 19 a° GrtrF 6:26.1 6.11 0.JN kJ i 1 rit . , ‘ i to \ \ \api, I IF At. .....:.....'..1 f:.! .. . . . . \ , i : i TN, \. \ I 93.35 \.).1 / .:, . ,_ -. Lb...1?)1° -• - :: ; 1 \\ *;" ED 1 12" CURD CUTS TO BE SCALE 1 .1., I 0: I . * ■ ) I . VCrUx7ri.wit • GRADE 0 / ....--.............-----....-4 , TrIN - . ; To i\u%0-4,6, . - . ,,voik 4 A ,.,4, 1 . . ' A .. .,::::„::::::::::::.:,::::::::,:::,„:„:::::::,:::::„ i lio . . ,. .. / ii(---- \,... • ir .00 coup-. . /1 I 195.00 -• -- • -- \ (. TOP OF WALL ELEVAT 1 ON TO BE DETERM I NED IN THE FIELD • N.\\N . 04/13/2001 09:01 5036362090 PAGE 01 50g- Gam— 3 fiATIELEEN ELL1Sc Ut+oscapc oEsian FAX TRANSMITTAL 16325 Boones Ferry Road, Suite 202 Lake Oswego, Oregon 97035 (503) 636-365 9 Fax 503 636-2090 To: Matt Scheidierger Planner Date: April 13, 2001 City of Tigard Total number of pages: 1 Fax: 503.884-7297 Project: MCA Office Park REMARKS: Please be advised. The landscape contractor has attempted to locate the specified trees for this project, but some are not available as specified. We will be substituting Acer Platanoldes 'Crimson Sentry' (11/2" cal,) for the Acer Rubrum 'Bowhall'. In addition, the Acer rubrum 'Red Sunset' Is only available In 2" cal. This will be the installed size. Should you have questions regarding this, please phone. Thank you r, Kathleen Ellis c. Bayard Mentrum Architect 503.248-0879