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SDR2000-00015
SDR2000 - 00015 GREEN OFFICE COMPLEX NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00015 Ala- CITY OF TIGARD GREEN OFFICE COMPLEX community(Development Shaping Better Community 120 DAYS = 03/05/2001 SECTION I. APPLICATION SUMMARY FILE NAME: GREEN OFFICE COMPLEX CASE NO.: Site Development Review (SDR) SDR2000-00015 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and 46 associated parking spaces. OWNER: Joe Green APPLICANT: Same P.O. Box 759 Portland, OR 97207 LOCATION: 11565 SW 66th Avenue and 11550 SW 67th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed use employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. 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 VI. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 1 OF 25 and conclusions on which the decision is based are noted in Section VI. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with thollowingg conditions to the Planning Division. Staff contact: Mathew Scheidegger (503) 639-4171, ext. 317. 1 . Submit a plan showing the building is no greater then 10 feet away from the northern property line. 2. Submit a plan showing to-scale elevations that address ground floor windows and proposed parapets. 3. Submit a plan showing trees used to screen the parking area from SW Atlanta at a 31/2 inch caliper. 4. All interior parking lot trees shall be planted at a minimum of 21/2 inches in diameter. 5. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 6. Submit information indicating that the security gates of the trash storage area will be capable of being secured in a closed and open position and labels will be provided to indicate the type of materials accepted. 7. Submit a plan showing 2 car/vanpool parking stalls located as close to the main entrance as possible. 8. Submit a plan showing parking stalls abutting interior landscaping and perimeter stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking stalls. 9. Submit a plan showing a 7-space bicycle rack that is within 50 feet of the primary entrance. 10. Submit details of the bicycle rack to be used. 11 . Submit a plan showing one loading and maneuvering space available for deliveries. 12. Submit a detailed lighting plan for the exterior of the building. 13. Submit documentation that both lots have been consolidated, or apply for a lot line adjustment to have the proposed building on one lot. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Gager, 639-4171, ext. 318) for review and approval: ,, 13. 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). t 7 14. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 2 OF 25 1(0 Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, Engineering Department. Suite numbers will then be assigned by the City and the address fee will then be calculated, which must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Kit Church, Engineering). 16' 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 67 Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet and cul-de-sac curb radius equal to 40 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 67th Avenue in a safe manner, as approved by the Engineering Department. T. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. t l 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: 12' Prior to issuance of a building ermit, additional right-of-way shall be dedicated to the Public along the frontage of SW 67 Avenue to increase the right-of-way to accommodate the cul-de-sac bulb improvement. The description shall be tied to the existing right-of-way centerline. The ROW dedication must contain the new curb. The new planter strip and sidewalk can be located in a public easement. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 09,1 .26 The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the building permit. 7a4,.2'I' Prior to issuance of the building permit, the applicant shall demonstrate on their site plan that they will provide an emergency access gate with a Knox Lock system at their eastern boundary where their site gains access to the private driveway easement. 22'. Prior to issuance of the building permit, the applicant shall pay the following to the City: $2,364.00 toward signalization of SW 72nd Avenue/SW Dartmouth Street $6,800.00 toward signalization of SW 68`x' Parkway/SW Dartmouth Street. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 3 OF 25 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: 23/. 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. x-7,24. 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 "D F" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. - 25. The applicant shall either place the existing overhead utility lines along SW 67th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4,400.00 and it shall be paid prior to final building inspection. ? i 26. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management for the proposed onsite catch basin treatment units. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the addresses (11565 SW 66th Avenue and 11550 SW 67t Avenue). Based on this search, staff found a Conditional Use Permit approval for a 50-foot monopole in 1997 on 11565 SW 66' Avenue. 11550 SW 67th was previously used for residential purposes, with a single-story home on the property. The land was subsequently purchased by Joe Green. Vicinity Information: The subject site is located on the south side of SW Atlanta Street, the east side of SW 67th and the west side of Interstate 5 (I-5). The site is bordered on the south side by property zoned Mixed Use Employment (M E). Site Information and Proposal Description: The site is currently developed with a single-family home. The proposal is to demolish the single-family home and construct a new 3-story, 13,600 sqvre foot office building with 4y parking spaces. The property is located at 11565 SW 66 Avenue and 11550 SW 67t Avenue; WCTM 1S136DD, Tax Lots 100 and 200. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 4 OF 25 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A letter was sent to Staff from Howard and Jean Webb, dated November 16, 2000. Their letter listed the following concerns: . Additional traffic from the office building will make the local roadways and intersections more congested during the peak hours; . The new building will block their view of 1-5; and . People who work at the PERS office currently park on the street and pose a hazard for motorists during icy conditions. The first concern will also be discussed in the next section, "Traffic Study Findings". Basically, the office project will not significantly increase the traffic in this area. The traffic impact report shows that during the AM peak hours, this project will only generate approximately 21 new trips. During the PM peak hour, it will generate approximately 20 new trips. A 50/50 split of traffic flow was assumed by the traffic engineer (50% will travel north to SW Atlanta Street [Haines] and 50% will travel south to SW Dartmouth Street), which is an acceptable estimate. Therefore, the applicant will only add approximately 1Q new trips to the intersections at SW 68 Parkway/SW Atlanta Street and at SW 68 Parkway/SW Dartmouth Street. Based on existing traffic volumes at these intersections, the impact from this development is less than 1%. The applicant will be contributing fundsd toward future signals at SW 68th Parkway/SW Dartmouth Street and at SW 72n Avenue/SW Dartmouth Street (see next section). The second concern regarding the view is not an issue that Engineering can address and is not covered by code criteria. The third concern was related to parking of cars adjacent to the PERS building. The subject land use application shouliot not make this situation worse, as the new office building will be accessed via SW 67 Avenue and it has parking to meet standards. Cars are permitted to park on streets where there are no parking restrictions. SECTION V. 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_)Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. 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. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 5 OF 25 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 less than 660 feet between SW Atlanta Street and SW Baylor. Pedestrian connections exist along both SW Atlanta and SW 67th Avenue. Therefore, this standard has been satisfied. 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. The site has approximately 210 feet of frontage on SW Atlanta Street, which is a minor arterial. The proposed building occupies 110 feet of the frontage, which is exactly 50%. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 6 OF 25 . Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is 9 feet from the proposed sidewalk on SW 67th Avenue. However, the building has a 12-foot setback from the northern property line at its greatest point. Therefore, the applicant will be conditioned to show the building is no greater then 10 feet away from the northern property line. 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 a 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 SW 67t Avenue. A 5-foot to 12-foot landscaped area is also located between the proposed building and SW Atlanta Street which includes a combination of ground cover, low lying shrubs and trees that will be addressed later in this report. Therefore, this standard has been satisfied. 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 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 12-foot-wide sidewalk will be provided from the main entrance to SW 67 Avenue. 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 Atlanta Street. The parking lot is located on the side and rear of the building and occupies only 30% of the frontage and is located behind a minimum of L-1 landscaping. Therefore, this standard has been satisfied. 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. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 7 OF 25 The applicant has not produced any evidence except for the narrative that the standard has been met. Therefore, the applicant will be conditioned to provide a map showing to-scale elevations that address ground floor windows. 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 facade faces SW Atlanta Street and is greater than 50 feet but is broken up with a 2-foot offset in the structi. ral setback for 24 feet in the central portion of the building. The west facade faces SW 67 Avenue by only 42 feet. Therefore, this standard has been met. 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 22 feet deep at the main entrance on the south 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 brick. The proposed building materials meet the 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 built up roofing. 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. According to the narrative, all roof top equipment will be screened by parapets. As mentioned above, the applicant has not provided a to-scale elevation drawing. Therefore, staff can not verify that parapets will satisfy this standard. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 8 OF 25 . 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 has not orovided a site plan showing the proposed wall sign. The permitting of signs, however, is cone 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. Entry Portals: Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location — Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; 1-5 and Dartmouth; Hwy. 217 and 72"d; and at the Hwy. 217 Overcrossing and Dartmouth. 2. Design — The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. Portals are not required with this project. Therefore, these standards do not apply. 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 abuts a minor arterial (SW Atlanta), therefore, the L-1 standards do apply. The applicant has submitted a landscaping plan showing a combination of low-lying shrubs and groundcover mixed with erosion control mix. Where a portion of the parking lot abuts SW Atlanta Street, the applicant has provided a 15-foot landscaped area with 5 Douglas Firs at a 3-inch caliper accompanied by 4-Doublefile Viburnum. According to the standard, trees used to screen the parking area from SW Atlanta must be planted at a 31/2 inch caliper. 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 SDR2000-00015/GREEN OFFICE COMPLEX PAGE 9 OF 25 Because the site is within the MUE zoning district, all trees abutting SW 67th Avenue and parking lots trees must be planted at a 21/2 inch caliper. FINDING: Based on the analysis above, the Tigard Triangle Design Standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Submit a plan showing the building is no greater then 10 feet away from the northern property line. • Submit a plan showing to-scale elevations that address ground floor windows and proposed parapets. • Submit a plan showing trees used to screen the parking area from SW Atlanta at a 31/2 inch caliper. 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, 1-8.705, 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; Plans depict concrete sidewalks extending from the main entrance to SW 67th Avenue. 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 access with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 10 OF 25 The development has (1) 30-foot access into the parking lot that provides 24 feet of pavement and is within 50 feet of the primary ground floor entrance. FINDING: Based on the analysis above, the access and egress standards have been 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 5 Red Sunset Maple street trees will be provided along the SW 67 Avenue 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 30 feet apart. Therefore, this standard has been met. Buffering and Screening: Section 18.745.050 states that buffering and screening is required to reduce the impacts on adjacent uses, which are of a different type in accordance with the matrices in this chapter (Table 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as a specified in the matrix. Properties to the south of the subject parcel ace zoned MUE and are undeveloped. The properties to the west are separated by SW 67 Avenue and the properties to the east are separated by 1-5. 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. According to the plans, the parking lot is screened from SW 67th Avenue with the landscaped water retention area to the south of the accessway and a landscaped island to the north of the accessway. However, the Tigard Triangle Design Standards require parking lot screening and landscaping to meet an L-2 landscaping standard (described above). The proposed parking area has a total of 46 parking stalls, which requires 6 parking lot trees. The applicant has proposed 8 parking lot trees. According to the L-2 landscaping standard, all parking lot trees shall be planted at a minimum of 2% inches in diameter. 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 indicate all service facilities to be screened. Therefore, this standard has been met. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 11 OF 25 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. Plans show the trash enclosure will be screened by a 6-foot-high brick wall with solid metal gates. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below, the standards will be met. CONDITION:All interior parking lot trees shall be planted at a minimum of 21/2 inches in diameter. 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. Plans indicate a 10-foot by 20-foot, 6-foot-high brick wall and solid metal gates will be provided at the northeast corner 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 but will not hinder the access or egress of the lot or it's stalls. The location of the refuse container is in a central location of the parking lot. Therefore, the safety of employees using the area will not be jeopardized. The container will be screened with a 6-foot brick wall with solid metal gates. 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 NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 12 OF 25 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. Plans show the exterior storage area to be enclosed by a 6-foot brick wall with solid metal gates. The opening of the storage area is 19 feet wide. However, the applicant has not Indicated that the security gates will be capable of being secured in a closed and open position and labels to indicate the type of materials accepted also has not been provided. 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 information indicating that the security gates of the trash storage area will be capable of being secured in a closed and open position and labels will be provided to indicate the type of materials accepted. 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 108 feet. The building itself is proposed to be 13,600 square feet. According to Chapter 18.765.2, the parking ratio for office use is 2.7 per 1,000 square feet. Therefore, 37 parking stalls are required and 46 parking stalls have been proposed. This standard has been met. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the develo ment, at 90% of the g g vehicle parking required for that use in Section 18.765.060; 3 Subsequent use or uses, at 80%a of th parking vehicle the required for that use(s) in Section 18.765.060; 4)maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 13 OF 25 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. Plans indicate that 46 parking stalls will be provided for the project. According to the standard above, parking lots providing in excess of 20 parking spaces shall provide long- term carpool and vanpool parking. Therefore, the applicant will be conditioned to provide 2 car/van pool parking stalls (46 x 5%). 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 46 parking spaces, therefore, 2 van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show 2 ADA spaces that will be 10 feet wide with a 9-foot aisle. Therefore, this standard has been satisfied. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street arking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and access is not proposed through the parking lot. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 14 OF 25 . 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 landscaping or on the boundary of the property. Therefore, the applicant will be required to submit a plan showing all parking stalls abutting interior landscaping and perimeter 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 applicant has not proposed bicycle parking. Therefore, the applicant will be conditioned to submit a plan showing a 7-space bicycle rack that is within 50 feet of the primary entrance. Bicycle Parkin Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and when covered, with a vertical clearance of seven feet. An access aisle of least five feet wide shall be provided and maintained beside or between each low 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 arking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers asphalt, concrete or similar material. This surface must be designed to remain well drained. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 15 OF 25 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, 7 bicycle parking spaces are required. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet and the maximum is 3.4 spaces per 1 ,000 square feet. The applicant is, therefore, required to provide a minimum of 37 parking spaces which is rounded up according to the Code (Section 18.765.070.C.1) and a maximum of 46 parking spaces. The plans provide 46 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 10,1300 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is approximately 13,600 square feet. Therefore, the applicant must provide and maintain one loading and maneuvering space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a plan showing 2car/vanpool-parking stalls located as close to the main entrance as possible. • Submit a plan showing parkin stalls abutting interior landscaping and perimeter stalls to have wheel sops that are of least four inches high and located three feet back from the front of the parking stalls. • Submit a plan showing a 7-space bicycle rack that is within 50 feet of the primary entrance. • Submit details of the bicycle rack to be used. • Submit a plan showing one loading and maneuvering space available for deliveries. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant is not proposing to remove any trees. Therefore, this standard does not apply. NOTICE OF TYPE H DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 16 OF 25 FINDING: Based on the analysis above, the Tree Removal stai.dards have been met. 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 a water retention pond within the visual clearance area. However, all vegetation associated with the pond will be under 3 feet in height. Therefore, this standard has been met. 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 ( rovision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding and a Cleo-Tech report was not required. The closest building to the site is located across SW 67 h Avenue, 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; NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 17 OF 25 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 Atlanta Street and SW 67th Avenue, which is not on Tri-met transit routes, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: The following table compares the dimensional requirements with the proposed requirements. As can be seen from the table below, the proposal fully complies. STANDARD MUE ZONE - PROPOSED Minimum Lot Size None 13,600 sq. ft Minimum Lot Width 50 ft. 158 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] 15 ft. - Rear yard 0/20 ft. [3] 79 ft. Maximum Height 45 ft. >45 ft. Maximum Site Coverage [2] 85% 85% 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. However, setbacks are based on perimeter lot lines. Therefore, the applicant will be conditioned to either consolidate the lots, or apply for a lot line adjustment. FINDING: Based on the analysis above, the MUE zone provisions have not been fully met. If the applicant complies with the condition listed below, the standard will be fully met. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 18 OF 25 • . CONDITION: Submit documentation that both lots have been consolidated, or apply for a lot line adjustment to have the proposed building on one lot. 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 projects 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 $43,254 based on the 13,600 square feet of office proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $135,169($43,254 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 i $91,915. The applicant has proposed to construct half-street improvements along SW 67 Avenue since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $43,371 (160 feet x $200 per linear foot plus $9,164 for signilization and $7,300 for dedication of right-of- way), thus it is roughly proportional to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. 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 Tigard Development Code (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. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 19 OF 25 This site lies adjacent to SW 67th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on this street, according to the most recent tax assessor's map. SW 67th Avenue is currently paved, but not to the extent of meeting the Triangle Standards. There is a substandard, paved cul-de-sac bulb at the north end of the street adjacent to this site. Thy applicant's plans indicate they will construct the primary access into the site from SW 67 Avenue. In order to mitigate the impact from this development, the applicant should improve the frontage of this site and enlarge the cul-de-sac bulb to meet current City standards (40 foot curb radius). The applicant's plans indicate they will construct a half-street improvement adjacent to the site frontage and will enlarge the cul- de-sac bulb to meet the current City standard. In order to enlarge the bulb to meet City standards, more ROW will need to be dedicated. The applicant is willing to dedicate additional ROW, but has proposed a plan that would place the new planter strip and sidewalk in a public easement. Therefore, the new ROW line would be at the back of the new curb. Staff concurs with this approach. The applicant will also have an emergency access onto a private driveway easement adjacent to the eastern boundary of the site. The private driveway lies adjacent to the City water reservoir site and accesses SW Baylor Street to the south. The driveway is proposed to be a gravel surface, which is acceptable per the Fire Code (UFC). However, the applicant must install an emergency access locking gate at the entry point into the site to prevent general traffic from using the gravel access. 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 installing a sidewalk on the SW 67th Avenue frontage, 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. The applicant's project can be served from an existing 8-inch main line in SW 67th Avenue. There appear to be two service laterals stubbed to the site, with the northerly lateral serving the existing home. The applicant will be able to tie into either of the laterals for service to the new building. 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 2G00 and including any future revisions or amendments). The site lies at the upstream end of the drainage basin, so there is no adjacent runoff flowing onto the site. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 20 OF 25 Effect on Downstream Drainage: Section 18.810.100.0 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 they will provide a combined water quality/quantity pond at the southwest corner of the site. The preliminary sizing calculations for the pond indicate the detention volume required is 816 cubic feet (cf). The proposed pond will provide a volume greater than 816 cf. Staff spoke with the applicant's engineer and was told that the applicant's storm drainage plan will change slightly. Rather than a combined quality/quantity pond, the applicant will treat the runoff with two Stormwater Management catch basin filter units. This will be discussed in more detail later in this report. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No bikeway is associated with this application. 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 application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 21 OF 25 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 67th Avenue. These overhead lines currently serve the existing house and are likely to serve the new building. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 160 lineal feet; therefore, the fee would be $4,400.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic impact report was submitted by Lancaster Engineering, dated August 23, 2000. The intent of the report was to determine jhe impact of the new traffic on two majc�E intersections in the Tigard Triangle: SW 72' Avenue/SW Dartmouth Street, and SW 68 Parkway/SW Dartmouth Street. Both intersections are nearing capacity and the City Council has determined that all developments in the Triangle that contribute new trips to these intersections, will pay a fair share portion of the future signalization. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1 .1% at SW 72 Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the Council required the developer to pay funds in the amount of $20,000. 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 3 PM peak hour trips to the intersection of SW 72r' Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,306 vehicles, the project impact is 0.13%. Therefore, based on simple proportions, the project contribution to this intersection is $2,364.00. Likewise, the Lancaster report shows that thQ project will generate approximately 11 PM peak hour trips at the intersection of SW 68 Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,139 vehicles. The impact from this development is approximately 0.51%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 6,800.00. Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. The applicant's plans indicate they will tie into an existing water line adjacent to the east boundary of the site. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 22 OF 25 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the 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. 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. The City will also require the owner to enter into a maintenance agreement with Stormwater Management if the catch basin filter units are used, as proposed by the project engineer. 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. 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 building 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. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Advanced Planning Supervisor has reviewed the proposal and has no objections to it. The City of Tigard Building Division has reviewed the proposal and provided the following comments: Will require lot consolidation. • Will require 5, 1-hour construction in order to comply with OSSC, Table 5-A. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 23 OF 25 • Will require two (2) fire hydrants. UFC, Section 903.4.2.1. • If SW 76`h is not a dedicated public thoroughfare, the site has a Fire Department access lane greater than 150-foot, requiring a turn-a-round or hammerhead. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: • Project is within Tualatin Valley Water District. Please contact Tualatin Valley for comments. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: • Request detailed lighting plan for exterior. SECTION VIII. AGENCY COMMENTS Washington County Land Use and Transportation has reviewed the proposal and has no objection to it. Unified Sewerage Agency has reviewed the proposal and provided the following comments: • Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 00-7. • Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by the R&O. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. • Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. • An erosion control permit is required. Oregon Department of Transportation has reviewed the proposal and has provided the following comments: We have no objections to Green Office Park proposal. We have reviewed the applicant's traffic impact analysis for the proposed 3-story, 13,600 sq. ft. office building with no direct access to 1-5, an ODOT facility. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 29, 2000, AND BECOMES EFFECTIVE ON JANUARY 17, 2001 UNLESS AN APPEAL IS FILED. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 24 OF 25 Appeal Tcision of the Director (Type II Procedure) or Review Authority (Type II Administrative • Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.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 JANUARY 16, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. �'� �� ,� - December 29, 2000 PREPARE BY: M w c—bide •e DATE Assistant Planner c ' \'—�— December 29, 2000 APPROVED BY: Richard H. ersdorff DATE Planning Ma ager I:lcurpinknathewlsdr\S DR2000-00015.dec.dot NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 25 OF 25 CITY of TIGARD . , 1 -, - - i -- - --- --- 7- - ----7- 7----/(/''1 \ i I GEOGN AVkiC iwiOR UAIiOn SYSTEM a _ _A \ �- t ; VICINITY MAP . g, : 2 SUBJEC < TAX LOTS �� � SDR2000-00015 Alib. --- ---r i— — GREEN OFFICE PARK - A ST 111.1 ►wHee al Z.1 R ST � i i W NMI N II ! i _F77 1 Iii /a , S.W.sourew ■■ i L -•/- ST pi -----------"ST. - - • C INTI.CN_ N Ill w , Y S.W. j I , I • 'i Cr) ,___, _ Ill S.w. N __DARTMOUTH ST DOUGLAS ST' To! 0 100 200 300 400 500 Feet SW DOUr3lAS DA low r.4 .... iii 1.._378 feet , , i . W iir &*a 1 ___ 1 �� . 4iiiellt1 City of Tigard ELMHURST � , � ST � ■� Infortna00n on This map is for general location only and ,I should be verified with the Development Services only anon. ------� 1 ilin F , -. 13125 SW Hall Blvd Tigard,OR 97223 I - _-__y - • Ell ■ (W 639-N71 I 1 T _�—_ __ < e htlpJlwww.ti.tipud.or.u8 Community Development Plot date:Nov 8,2000;C:lmagicWIAGIC03.APR CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT A-11... CRY Of TIGARD f-aouRLAA►R SW ATLANTA STREET '-°°°LIS'LZ"'° AI 1. . __- --..�. • f-VW MM• III AS I.•MIN MM 191054011 COMM - _ _ / =Z.. '0Law∎wv&v�Ili lVl.O �\jiT 0„,,,,m, l,V��,0 �• a NOlam Ev' 0 ` 0, i1/ O \0 _m : ga fi N i RXODOODOIIF . ...- -..,Ali .- -- (tiff/ /ialrellES altar 61 - 4-- ��ijr •-...k i . elk Adia: (474•1214 OF-A•MillY p„ no] \\\\ 411 m c „dell?"g 6. A 6. lig LA _ .OTAR 131 TRIM A ._ • OCM[3OVC/- • -..-...u. ._. i IF N kO 1 Ull 1111b& Q iamoon, ex Z ,...—, ( ili p---- - mi J,,i/ I ,_ -„,,..--„,,,,,,, .....___ .......:,...v.... ,__,_ ,-._ _ ..„.„,„. _ _ ",,,,,,v,,,,,,„ . .. ...._. II ' 4 siweee•?' - � t-. , ;! z- O H - - - 4 nsonenn Tcl0000 :, ! ,! i worvloPli i •\` , x•:--_ HA7R7VD n,ow•FU: . , , 7 . 15/004•14A1 I 1 I DRY ARD OF TIGAR t CITY TIGARD SITE PLAN N GREEN OFFICE PARK (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00015Ii CITY OF TIGARD GREEN OFFICE COMPLEX Shaping AB tte Community 120 DAYS = 03/05/2001 SECTION I. APPLICATION SUMMARY FILE NAME: GREEN OFFICE COMPLEX CASE NO.: Site Development Review (SDR) SDR2000-00015 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and 46 associated parking spaces. OWNER: Joe Green APPLICANT: Same P.O. Box 759 Portland, OR 97207 LOCATION: 11565 SW 66th Avenue and 11550 SW 67th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed use employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. 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 DECEMBER 29, 2000 AND BECOMES EFFECTIVE ON JANUARY 17, 2001 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 16, 2001 . Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideciger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -, , ._ \ J / u.ro na.a. /- VICINITY MAP 2 SUBJEC I �-' •TAX LOTS �L �� SDR2000-00015 MIEct..jog riiviT.:\ , AM. Li 1 f-- GREEN OFFICE PARK L.. iir , -4 1".- iIIII!I : IH )si _ SI ,a �-L- Inn L: is ��1�� l.■ IN . , , N DARTMOUTH ST =II, �_�T--1-�--r—� -- ---"r-TwA4uRsTOT■__� _ _ �_ City of Tiprd ICITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT SW ATLANTA STREET T \\ --"m4=1.,:�-�_��?etE eqe VA el a%O tat I % z sB -h IN' :a a MB�' ` W � v are fB 914 % i�N ���l�l W .a0 -.I ,- �II 6 H P., I�� ■' a000a.Lij l uomasaasse� 1 . I,,,,,,_ ,\� \ .max 1�,. 1 ilv - - �, jr2• .���' � ALIo0001RUI�OOpOgI1 ` •"�:. AC CITY OF TIGARD f SDR2000-00015 SITE PLAN N GREEN OFFICE PARK (Map k Rot buak) DATE. Dec 18, 2000 PLANS CHECK NO. PROJECT TITLE COUNTYWIDE UN-NAMED OFFICE BUILDING 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 This is an estimate for un-named new 13,000 sq. X OFFICE $ 195.00 foot office building INDUSTRIAL $205.00 INSTITUTIONAL $ 88.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY: DEFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG. WEEKEND AVG.TRIP RATE 710 A Office General<100k ft TRIP RATE 16.31 ------------------ BASIS: Construction of new 13,000 sq. ft. office building. CALCULATIONS: TIF = Avg.Trips X T.G.L.S.F. X Rate / Trip $43,254 = 16.31 13.600 195 Transit AMT = Avg.Trips X T.G.L.S.F. X $16 $3,552 = 16.31 13.600 PROJECT TRIP GENERATION: 222 FEE $ 43,254 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: Assumed no credits ROAD AMT.: $ 39,702 TRANSIT AMT.: $ 3,552 PREPARED BY: S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 NOTICE TO MORTGAGEE, LIED _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 TY O F TI CITY OF TIGARD Community Devefopment ShapingA Better Community DATE OF NOTICE: November 9, 2000 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00015 FILE NAME: GREEN OFFICE PARK PROPOSAL: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. LOCATION: 11565 SW 66th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. 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 NOVEMBER 27. 2000. All comments should be directed to Mathew ScheidecLger. 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 DECEMBER 21, 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 addre,._ the relevant approval criteria with .....Ificient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." VICINITY MAP 2 1 111- ' ,TAX LOTS) '.�-- jI SDR2000-000IS =-T �t� I I I l GREEN OFFICE PARK el ------- 1 NM 16] ■.. i' ON <=1 - _ 1:1 � ! 1 -7 ■. �. cumin 1 1110111f NM - 211 ■- • illii � • a ..w .. CVATMOUTH so a .LS w I I ,I 5 • • ••m cnyµ q,re - w_ REQUEST FOR COMMENTS RECEIVED PLANNING NOVEMBER 16, 2000 NOV 2 0 2000 CITY OF TIGARD Mathew Scheidegger Assistant Planner in the Planning Division City of Tigard 13125 S. W. Hall Blvd. Tigard,OR. 97223 Dear Sir: Re: Green Office Park Before any more office buildings are constructed in this area we feel that the traffic problems should be studied and remedies made. At certain hours of the day it is almost Impossible to get any place in this area. Also added to our traffic problems in this area is the construction going on at the intersection of Highway 217 and 1-5. It has added a lot of traffic on our streets. During the rush hours each day when you arrive at the intersection of Haines Road and the access road from I-5 it may take you up to 20 minutes to be able to get onto Haines Road. Also the three story building which is being proposed will hinder our view from our home. We built our home almost 50 years ago and have enjoyed being able to look out and watch the scenery and the traffic going by on I-5. With the Portland Community College located near us there is lots of additional traffic coming off the freeway to go up to the college. The location of the P.E,R.S. building on the other side of Haines Street has also added a lot of traffic. So many of the employees who work there park along the street instead of using the parking lot and we have trouble getting by some of the cars as the street narrows at both ends. With the winter season fast approaching, we feel that the cars that are parked along the street will be at risk if we have icy streets as it is on a downhill grade and it is hard to control your car under icy conditions. We feel that the traffic situation should be taken care of in this area before any additional buildings are added. The traffic at Dartmouth and 72nd and also at the access road to and from I-5 is bumper to bumper quite often during each working day. \..."Veve?Howard B. ebb can S. Webb 12435 S.W. 64th Ave. 12435 S.W. 64th Ave. Portland, OR 97219 Portland, OR 97210 NOU-27 00 16:09 FROM:WASHCO LAND. 'IEU SERU 503-846-2908 TO:F '4847297 PAGE:01/01 WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Land Development Services 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)846-8761 FAX:(503)845-2908 November 27, 2000 Mathew Scheidegger, Assistant Planner City of Tigard Community Development RECEIVED PLANNING 13125 SW Hall Boulevard Tigard, OR 97223 NOV 2 9 2000 FAX: 503-684-7297 CITY OF TIGARD # of Pages: 1 RE: Green Office Park City File Number: SDR 2000-00015 Tax Map and Lot Number: 151 36DD 1 100 & 200 Location: 11565 SW 66th Avenue Applicant: Joe Green Owners: Joseph W. Green 01111111 4111 ' ■ I ism .t . Washington County Department of Land Use and Transportation has reviewed the above noted development application but will not be submitting any requirements/conditions. The project site is not adjacent to County-maintained road sections. Thank you for the opportunity to comment. If you have any questions. please contact me at 503-846-8131. Anne LaMountain Associate Planner \\LUT1\DATA\Shared\LDS\WPSHARE\TRANSP\TIG\Greer 0fflceNOCOMM.doc MEMORANDUM CITY OF TIGARD, OREGON DATE: December 26, 2000 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer -_ RE: SDR 2000-00015, Green Office Park 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 67th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on this street, according to the most recent tax assessor's map. SW 67th Avenue is currently paved, but not to the extent of meeting the Triangle Standards. There is a substandard, paved cul-de-sac bulb at the north end of the street adjacent to this site. The applicant's plans indicate they will construct the primary access into the site from SW 67th Avenue. In order to mitigate the impact from this development, the applicant should improve the frontage of this site and enlarge the cul-de-sac bulb to meet current City standards (40 foot curb radius). The applicant's plans indicate they will construct a half-street ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 1 improvement adjacent to the site frontage and will enlarge the cul-de-sac bulb to meet the current City standard. In order to enlarge the bulb to meet City standards, more ROW will need to be dedicated. The applicant is willing to dedicate additional ROW, but has proposed a plan that would place the new planter strip and sidewalk in a public easement. Therefore, the new ROW line would be at the back of the new curb. Staff concurs with this approach. The applicant will also have an emergency access onto a private driveway easement adjacent to the eastern boundary of the site. The private driveway lies adjacent to the City water reservoir site and accesses SW Baylor Street to the south. The driveway is proposed to be a gravel surface, which is acceptable per the Fire Code (UFC). However, the applicant must install an emergency access locking gate at the entry point into the site to prevent general traffic from using the gravel access. 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 installing a sidewalk on the SW 67th Avenue frontage, 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. The applicant's project can be served from an existing 8-inch main line in SW 67th Avenue. There appear to be two service laterals stubbed to the site, with the northerly lateral serving the existing home. The applicant will be able to tie into either of the laterals for service to the new building. Storm Drainage: ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 2 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). The site lies at the upstream end of the drainage basin, so there is no adjacent runoff flowing 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 they will provide a combined water quality/quantity pond at the southwest corner of the site. The preliminary sizing calculations for the pond indicate the detention volume required is 816 cubic feet (cf). The proposed pond will provide a volume greater than 816 cf. Staff spoke with the applicant's engineer and was told that the applicant's storm drainage plan will change slightly. Rather than a combined quality/quantity pond, the applicant will treat the runoff with two Stormwater Management catch basin filter units. This will be discussed in more detail later in this report. ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 3 Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • 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 ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 4 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 67th Avenue. These overhead lines currently serve the existing house and are likely to serve the new building. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 160 lineal feet; therefore the fee would be $ 4,400.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic impact report was submitted by Lancaster Engineering, dated August 23, 2000. The intent of the report was to determine the impact of the new traffic on two major intersections in the Tigard Triangle: SW 72nd Avenue/SW Dartmouth Street, and SW 68th Parkway/SW Dartmouth Street. Both intersections are nearing capacity and the City Council has determined that all developments in the Triangle that contribute new trips to these intersections, will pay a fair share portion of the future signalization. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was 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 ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 5 shows that this project will generate approximately 3 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,306 vehicles, the project impact is 0.13%. Therefore, based on simple proportions, the project contribution to this intersection is $2,364.00. Likewise, the Lancaster report shows that the project will generate approximately 11 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,139 vehicles. The impact from this development is approximately 0.51%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 6,800.00. Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. The applicant's plans indicate they will tie into an existing water line adjacent to the east boundary of 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 construction, 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. 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. The City will also require the owner to enter into a maintenance agreement with Stormwater ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 6 Management if the catch basin filter units are used, as proposed by the project engineer. 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. 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 building 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 2000-00015 Green Office Park 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. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, Engineering Department. Suite numbers will then be assigned by the City and the address fee will then be calculated, which must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Kit Church, Engineering). 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 67th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet and cul-de-sac curb radius equal to 40 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 8 L. adjustments in vertical and/or horizontal alignment to construct SW 67th Avenue in a safe manner, as approved by the Engineering Department. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of a building permit, additional right-of-way shall be dedicated to the Public along the frontage of SW 67th Avenue to increase the right-of-way to accommodate the cul-de-sac bulb improvement. The description shall be tied to the existing right-of-way centerline. The ROW dedication must contain the new curb. The new planter strip and sidewalk can be located in a public easement. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the building permit. Prior to issuance of the building permit, the applicant shall demonstrate on their site plan that they will provide an emergency access gate with a Knox Lock system at their eastern boundary where their site gains access to the private driveway easement. Prior to issuance of the building permit, the applicant shall pay the following to the City: • $2,364.00 toward signalization of SW 72nd Avenue/SW Dartmouth Street • $6,800.00 toward signalization of SW 68th Parkway/SW Dartmouth Street. ENGINEERING COMMENTS SDR 2000-00015 Green Office Park 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 67th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4,400.00 and it shall be paid prior to final building inspection. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management for the proposed onsite catch basin treatment units. rlenglbnanr\com mentslsdrlsdr2000-00015.doc ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 10 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 67th Avenue. These overhead lines currently serve the existing house and are likely to serve the new building. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 160 lineal feet; therefore the fee would be $ 4,400.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Est ,,,k c...A,.,,, 5 `` n-r—,, .,.k L-&c-aaQ— WPB Fakodt ( 4L ltd. I►J Citizen Comments: 17f/,l�, A letter was sent to Staff from Howard and Jean Webb, dated November 16, 2000. Their letter listed the following concerns: • Additional traffic from the office building will make the local roadways a intersections more congested during the peak hours, • The w building will block their view of 1-5, and • People who work at the PERS office currently park on the street and pose a hazarc for motorists during icy conditions. The first concern will also b discussed in the next section, "Traffic Study Findings". Basically, the office roject will not significantly increase the traffic in this area. The traffic impact report shows that during the AM peak hours, this project will only generate approximately 21 new trips. During the PM peak hour, it will generate approximately 20 new trips. A 50/50 split of traffic flow was assumed by the traffic engineer (50% will travel north to SW Atlanta Street [Haines] and 50% will travel south to SW Da outh Street), which is an acceptable estimate. Therefore, the applicant ' only add approximately 10 new trips to the intersections at SW 68th Parkway/ W Atlanta Street and at SW 68th Parkway/SW Dartmouth Street. Based on existing traffic volumes at these intersections, the impact from this development is less than 1%, therefore not ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 5 signifi nt. The applicant will be contributing funds toward future signals at SW 68th Park /SW Dartmouth Street and at SW 72nd Avenue/SW Dartmouth Street (see ne section). The second concern regarding the view is not an issue that Engineering can address. The third concern was related top .ng of cars adjacent to the PERS site. Unless a "No Parking" zone is posted o the streets, there is no reason vehicles could not park there. The City Engineer has the authority to create a No Parking zone. Any concerned citizen could make a formal written request to the City Engineer (Gus Duenas) that such a zone be considered near the PERS building. The subject land use application should not make this situation worse, as the new office building will be accessed via SW 67th Avenue. Traffic Study Findings: A traffic impact report was submitted by Lancaster Engineering, dated August 23, 2000. The intent of the report was to determine the impact of the new traffic on two major intersections in the Tigard Triangle: SW 72nd Avenue/SW Dartmouth Street, and SW 68th Parkway/SW Dartmouth Street. Both intersections are nearing capacity and the City Council has determined that all developments in the Triangle that contribute new trips to these intersections, will pay a fair share portion of the future signalization. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was 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 3 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,306 vehicles, the project impact is 0.13%. Therefore, based on simple proportions, the project contribution to this intersection is $2,364.00. Likewise, the Lancaster report shows that the project will generate approximately 11 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,139 vehicles. The impact from this development is approximately 0.51%. Therefore, based on the same ENGINEERING COMMENTS SDR 2000-00015 Green Office Park PAGE 6 RECEIVED PLANNING NOVEMBER 16, 2000 2 0 2000 CITY Or TIGARD Mathew Scheidegger Assistant Planner in the Planning Division City of Tigard 13125 S. W. Hall Blvd. Tigard, OR. 97223 Dear Sir: Re: Green Office Park Before any more office buildings are constructed in this area we feel that the traffic problems should be studied and remedies made. At certain hours of the day it is almost Impossible to get any place in this area. Also added to our traffic problems in this area is iR'r" the construction going on at the intersection of Highway 217 and 1-5. It has added a lot of traffic on our streets. During the rush hours each day when you arrive at the intersection of Haines Road and the access road from I-5 it may take you up to 20 minutes to be able to get onto Haines Road. Also the three story building which is being proposed will hinder our view from our home. We built our home almost 50 years ago and have enjoyed being able to look out and watch the scenery and the traffic going by on I-5. With the Portland Community College located near us there is lots of additional traffic coming off the freeway to go up to the college. The location of the P.E,R.S. building on the other side of Haines Street has also added a lot of traffic. So many of the employees who work there park along the street instead of using the parking lot and we have trouble getting by some of the cars as the street Q «+ narrows at both ends. With the winter season fast approaching, we feel that the cars that are parked along the street will be at risk if we have icy streets as it is on a downhill grade and it is hard to control your car under icy conditions. We feel that the traffic situation should be taken care of in this area before any additional buildings are added. The traffic at Dartmouth and 72nd and also at the access road to and from I-5 is bumper to bumper quite often during each working day. „ice? oward.B. e et—ol 14- H ebb , can S. Webb 12435 S.W. 64th Ave. 12435 S.W. 64th Ave. Portland, OR 97219 Portland, OR 97210 fa A ,.. UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING NOV 2 7 2000 MEMORANDUM CITY OF T1GARp DATE: November 24, 2000 TO: Mathew Scheldegger, Asst. P ner City of Tigard FROM: Lee Walker, USA (GV(.1---- SUBJECT: Green Office Park 2000-00015 SANITARY SEWER Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 00-7. STORM SEWER Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by the R&O. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. EROSION CONTROL A erosion control permit is required. 155 North First Avenue, Suite 270, MS 10 Phone: 503/846-8621 Hillsboro, Oregon 97124-3072 FAX: 503/846-3525 REQUEST FOR COMMENTS CITY TIGARD . Community Development Shaping Better Community DATE: November 9,2000 RECEIVED PLANNING TO: Nadine Smith,Advanced Planning Supervisor NOV 2 2 2000 FROM: City of Tigard Planning Division CITY Y OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x311) Phone: [5031639-4111/Fax: [5031 684-1291 SITE DEVELOPMENT REVIEW[SDRI 2000-00015 GREEN OFFICE PARK REQUEST: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. LOCATION: 11565 SW 66"' Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 27, 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 folrowing information)Name of Person(s) Commenting: IPhone Number(s): I �-' o Y n RECEIVED PLANNING Department of Transportation "Z 1 ego 1 Region 1 123 NW Flanders John A.Kitzhaber,M.D.,Governor 2 2 2000 Portland,OR 97209-4037 (503)731-8200 C� Y OF TIGARD FAX(503)731-8259 FILE CODE: November 21 , 2000 PLA9-2A-TIG-1 Proposal Number: 910 Matthew Scheidegger Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Subject: SDR 2000-00015 Green Office Park Dear Scheidegger: We have no objections to Green Office Park proposal. We have reviewed the applicant's traffic impact analysis for the proposed 3-story, 13,600 sq. ft. office building (with no direct access to 1-5) and determined the estimated traffic generation will have no significant impact on 1-5, an ODOT facility. We appreciate the opportunity to comment. Sincerely, Gail Curtis, AICP Senior Land Use Planner Form 734-1850(1/98) REQUEST FOR COMMENTS CITY TIGARD Community(DeveCopment Shaping Better Community DATE: November 9,2000 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division NOV 1 5 2000 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3111 Phone: (5031639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW(SRI 2000-00015 )> GREEN OFFICE PARK REQUEST: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. LOCATION: 11565 SW 66th Avenue; WCTM 1 S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 27, 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: 12e ove€ \- \t1/4.1 ekar Sob rAMe6k o vu( acdo)o►1 . (c1 ase provide the following information)Name of Person(s) Commenting: 3114% Vvo& Phone Number(s): 224 I L REQUEST FOR COMMENTS CITY OF TIIGARD Community(Development Shaping Better Community DATE: November 9,2000 ED PLANNING TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division RECEIVED l Z 2000 CIYOF 1IGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3171 Phone: (5031639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW MDR]2000-00015 GREEN OFFICE PARK r. REQUEST: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. LOCATION: 11565 SW 66"' Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 27, 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 Metal-owing information)Name of Person(s) Commenting: 62SK—it IPhone Number(s): MEMORANDUM iiothoo CITY OF TIGARD, OREGON TO: Matt"Wimp" Scheidegger FROM: Bob Poskin DATE: November 9,2000 Subject: Green Office Park—SDR 2000-00015 1. Will require lot consolidation. 2. Will require 5 1-hour construction in order to comply with OSSC,Table 5-A. 3. Will require two(2)fire hydrants.UFC, Section 903.4.2.1. 4. If SW 67th is not a dedicated public thoroughfare, the site has a Fire Department access lane greater than 150',requiring a turn-a-round or hammerhead. REQUEST FOR COMMENTS CITY 0 TIIGARD Community Development S^I Shapin3 gA 200_nN N 0 Bet ING tercommunity DATE: November 9,2000 RECEIVE TO( �iZa , : Michael Miller,Operations Utility Manager NO�� 1 FRO I:'lM• I ; City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3111 Phone: (5031639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW MDR)2000-00015 GREEN OFFICE PARK REQUEST: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. LOCATION: 11565 SW 66th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 27, 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: rt/A)s&Y l W 71.1 LATi VAca.- LJA-1 Efi_ )tS71Ltc.T. TIE,Ask. ,v TALY err ra-r-,ni / - �A ? An.4, Ts (Please provide the faro wing information)Name of Person(s) Commenting: ) A�l IPhone Number(s): 44, REQUEST FOR COMMENTS CITY O TIIGARD Community Development SkapingA Better Community DATE: November 9,2000 TO: hn Roy,Property Manager and Matt Stine Urban Forester/Operations Department FROM: City of Tigard Planning Division RECEIVED PLANNING STAFF CONTACT: Mathew Scheidegger,Assistant Manner[x3111 NOV 1 3 2000 Phone: [5031 639-4111/Fax: [5031684-1291 CITY OF TIGARD SITE DEVELOPMENT REVIEW MDR)2000-00015 GREEN OFFICE PARK REQUEST: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. LOCATION: 11565 SW 66th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 27, 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: (crease provide the for[awing information)Name of Person(s) C' � -` ting: Phone Number(s): 'AP I 1 MAILING RECORDS 1 * (if S l DaJ-/J '."Wertie e-/V "') a z o° 1 S 1 E31 CB-03100 a N • - . Hadley 0.2 2000 Robins w 1-i 0 • SE 1fADL000 973060001 1099 06 01/09/01 w Z r}- Salem, OR 9730. F-HADLERD TIME EP RTN TO SEND U Q V 12200 SW 65T1-! AVE Lu CC -� 'ORTLAND OR 97219-7038 RETURN TO SENDER 57204 II,i,,I,,,1„1,1„I,I„U,I,1„1,I„I,i,J,i,,,i,l„1,1,,,,111 f , A AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping)!Better Community STATE OE OREGON ) County of Washington )ss. City of igard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) C NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No./Name Reference) IT City of Tigard Planning Director E2I NOTICE OF DECISION FOR: SDR2000-00015/GREEN OFFICE COMPLEX ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: 7 / AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ 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 C NOTICE OF: FOR: (File No.Mame Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES] of which is attached, marked-Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B'';on December 9,2011 . 1d depo ited in the United States Mail on December 29,2000, postage prepaid. -'son a repared o -) Subscribed and sworn/affirmed before me on the .- rJL day of _.id/. , 20007 OFFICIAL SEAL '4 /- -e" 444t r y . ' I 1 ' 1 ' I r I I '' ►-;5.:, DIANE M JELDERKS NOTARY PUBLIC-OREGON My Commission Ex I 'es: f l7 �3 COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 EXHr NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (Sbit) I :1>1'A:� CITY OF TIAARD GREEN OFFICE COMPLEX 2,_,,,,,j6apingAWFrier Community 120 DAYS = 03/05/2001 SECTION I. APPLICATION SUMMARY FILE NAME: GREEN OFFICE COMPLEX CASE NO.: Site Development Review (SDR) SDR2000-00015 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and 46 associated parking spaces. OWNER: Joe Green APPLICANT: Same P.O. Box 759 Portland, OR 97207 LOCATION: 11565 SW 66th Avenue and 11550 SW 67th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed use employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. 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 Citsof-,T r munity .E1 ' *nee has APPR V E t h e a v � •_ certain co l , [ ,2° M ' II I *,-ft s and conclusions,biv i ltfrlk d , ? tom 0 r`V'I NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 1 OF 25 and conclusions on which the decision is based are noted in Section VI. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger (503) 639-4171, ext. 317. 1 . Submit a plan showing the building is no greater then 10 feet away from the northern property line. 2. Submit a plan showing to-scale elevations that address ground floor windows and proposed parapets. 3. Submit a plan showing trees used to screen the parking area from SW Atlanta at a 31/2 inch caliper. 4. All interior parking lot trees shall be planted at a minimum of 21/2 inches in diameter. 5. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 6. Submit information indicating that the security gates of the trash storage area will be capable of being secured in a closed and open position and labels will be provided to indicate the type of materials accepted. 7. Submit a plan showing 2 car/vanpool parking stalls located as close to the main entrance as possible. 8. Submit a plan showing parking stalls abutting interior landscaping and perimeter stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking stalls. 9. Submit a plan showing a 7-space bicycle rack that is within 50 feet of the primary entrance. 10. Submit details of the bicycle rack to be used. 11 . Submit a plan showing one loading and maneuvering space available for deliveries. 12. Submit a detailed lighting plan for the exterior of the building. 13. Submit documentation that both lots have been consolidated, or apply for a lot line adjustment to have the proposed building on one lot. 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: 13. 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). 14. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 2 OF 25 15. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Kit Church, Engineering Department. Suite numbers will then be assigned by the City and the address fee will then be calculated, which must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Kit Church, Engineering). 16. 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 67 Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet and cul-de-sac curb radius equal to 40 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 67th Avenue in a safe manner, as approved by the Engineering Department. 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 site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 18. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "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 ermit, additional right-of-way shall be dedicated to the Public along the frontage of SW 67 Avenue to increase the right-of-way to accommodate the cul-de-sac bulb improvement. The description shall be tied to the existing right-of-way centerline. The ROW dedication must contain the new curb. The new planter strip and sidewalk can be located in a public easement. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 20. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the building permit. 21. Prior to issuance of the building permit, the applicant shall demonstrate on their site plan that they will provide an emergency access gate with a Knox Lock system at their eastern boundary where their site gains access to the private driveway easement. 22. Prior to issuance of the building permit, the applicant shall pay the following to the City: $2,364.00 toward signalization of SW 72nd Avenue/SW Dartmouth Street $6,800.00 toward signalization of SW 68th Parkway/SW Dartmouth Street. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 3 OF 25 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: 23. 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. 24. 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. 25. The applicant shall either place the existing overhead utility lines along SW 67th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4,400.00 and it shall be paid prior to final building inspection. 26. 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. 27. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management for the proposed onsite catch basin treatment units. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducteg a search of City records for the addresses (11565 SW 66th Avenue and 11550 SW 67t Avenue). Based on this search, staff fund a Conditional Use Permit approval for a 50-foot monopole in 1997 on 11565 SW 66`h Avenue. 11550 SW 67th was previously used for residential purposes, with a single-story home on the property. The land was subsequently purchased by Joe Green. Vicinity Information: The subject site is located on the south side of SW Atlanta Street, the east side of SW 67th and the west side of Interstate 5 (I-5). The site is bordered on the south side by property zoned Mixed Use Employment (MUE). Site Information and Proposal Description: The site is currently developed with a single-family home. The proposal is to demolish the single-family home and construct a new 3-story, 13,600 sggpre foot office building with 4Q parking spaces. The property is located at 11565 SW 66 Avenue and 11550 SW 67t Avenue; WCTM 1S136DD, Tax Lots 100 and 200. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 4 OF 25 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A letter was sent to Staff from Howard and Jean Webb, dated November 16, 2000. Their letter listed the following concerns: • Additional traffic from the office building will make the local roadways and intersections more congested during the peak hours; • The new building will block their view of 1-5; and • People who work at the PERS office currently park on the street and pose a hazard for motorists during icy conditions. The first concern will also be discussed in the next section, "Traffic Study Findings". Basically, the office project will not significantly increase the traffic in this area. The traffic impact report shows that during the AM peak hours, this project will only generate approximately 21 new trips. During the PM peak hour, it will generate approximately 20 new trips. A 50/50 split of traffic flow was assumed by the traffic engineer (50% will travel north to SW Atlanta Street [Haines] and 50% will travel south to SW Dartmouth Street), which is an acceptable estimate. Therefore, the applicant will only add approximately 1Q new trips to the intersections at SW 68 Parkway/SW Atlanta Street and at SW 68 Parkway/SW Dartmouth Street. Based on existing traffic volumes at these intersections, the impact from this development is less than 1%. The applicant will be contributing funds toward future signals at SW 68th Parkway/SW Dartmouth Street and at SW 72n Avenue/SW Dartmouth Street (see next section). The second concern regarding the view is not an issue that Engineering can address and is not covered by code criteria. The third concern was related to parking of cars adjacent to the PERS building. The subject land use application should, not make this situation worse, as the new office building will be accessed via SW 67 Avenue and it has parking to meet standards. Cars are permitted to park on streets where there are no parking restrictions. SECTION V. 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 SECTION VI. 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. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 5 OF 25 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 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 less than 660 feet between SW Atlanta Street and SW Baylor. Pedestrian connections exist along both SW Atlanta and SW 67th Avenue. Therefore, this standard has been satisfied. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a hased 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. The site has approximately 210 feet of frontage on SW Atlanta Street, which is a minor arterial. The proposed building occupies 110 feet of the frontage, which is exactly 50%. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 6 OF 25 Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed building is 9 feet from the proposed sidewalk on SW 67th Avenue. However, the building has a 12-foot setback from the northern property line at its greatest point. Therefore, the applicant will be conditioned to show the building is no greater then 10 feet away from the northern property line. 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 SW 67t Avenue. A 5-foot to 12-foot landscaped area is also located between the proposed building and SW Atlanta Street which includes a combination of ground cover, low lying shrubs and trees that will be addressed later in this report. Therefore, this standard has been satisfied. 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 p4�ns show a 12-foot-wide sidewalk will be provided from the main entrance to SW 6 Avenue. 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 Atlanta Street. The parking lot is located on the side and rear of the building and occupies only 30% of the frontage and is located behind a minimum of L-1 landscaping. Therefore, this standard has been satisfied. 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. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 7 OF 25 The applicant has not produced any evidence except for the narrative that the standard has been met. Therefore, the applicant will be conditioned to provide a map showing to-scale elevations that address ground floor windows. 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 facade faces SW Atlanta Street and is greater than 50 feet but is broken up with a 2-foot offset in the structiral setback for 24 feet in the central portion of the building. The west facade faces SW 67 Avenue by only 42 feet. Therefore, this standard has been met. 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 22 feet deep at the main entrance on the south 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 brick. The proposed building materials meet the 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 built up roofing. 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. According to the narrative, all roof top equipment will be screened by parapets. As mentioned above, the applicant has not provided a to-scale elevation drawing. Therefore, staff can not verify that parapets will satisfy this standard. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 8 OF 25 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 has not provided a site plan showing the proposed wall sign. 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. Entry Portals: Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location — Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; 1-5 and Dartmouth; Hwy. 217 and 72nd; and at the Hwy. 217 Overcrossing and Dartmouth. 2. Design — The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. Portals are not required with this project. Therefore, these standards do not apply. 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 abuts a minor arterial (SW Atlanta), therefore, the L-1 standards do apply. The applicant has submitted a landscaping plan showing a combination of low-lying shrubs and groundcover mixed with erosion control mix. Where a portion of the parking lot abuts SW Atlanta Street, the applicant has provided a 15-foot landscaped area with 5 Douglas Firs at a 3-inch caliper accompanied by 4-Doublefile Viburnum. According to the standard, trees used to screen the parking area from SW Atlanta must be planted at a 3% inch caliper. 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 SDR2000-00015/GREEN OFFICE COMPLEX PAGE 9 OF 25 Because the site is within the MUE zoning district, all trees abutting SW 67th Avenue and parking lots trees must be planted at a 21/2 inch caliper. FINDING: Based on the analysis above, the Tigard Triancle Design Standards have not been fully met. If the applicant complies with he conditions listed below, the standards will be met. CONDITIONS: • Submit a plan showing the building is no greater then 10 feet away from the northern property line. • Submit a plan showing to-scale elevations that address ground floor windows and proposed parapets. • Submit a plan showing trees used to screen the parking area from SW Atlanta at a 31/2 inch caliper. 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, 1-8.705, 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; Plans depict concrete sidewalks extending from the main entrance to SW 67th Avenue. 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 access with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 10 OF 25 The development has (1) 30-foot access into the parking lot that provides 24 feet of pavement and is within 50 feet of the primary ground floor entrance. FINDING: Based on the analysis above, the access and egress standards have been 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 provide a plan that shows 5 Red Sunset Maple street trees will be provided along the SW 67 Avenue 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 30 feet apart. Therefore, this standard has been met. Buffering and Screening: Section 18.745.050 states that buffering and screening is required to reduce the impacts on adjacent uses, which are of a different type in accordance with the matrices in this chapter (Table 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as a specified in the matrix. Properties to the south of the subject parcel ae zoned MUE and are undeveloped. The properties to the west are separated by SW 67t" Avenue and the properties to the east are separated by 1-5. 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. According to the plans, the parking lot is screened from SW 67th Avenue with the landscaped water retention area to the south of the accessway and a landscaped island to the north of the accessway. However, the Tigard Triangle Design Standards require parking lot screening and landscaping to meet an L-2 landscaping standard (described above). The proposed parking area has a total of 46 parking stalls, which requires 6 parking lot trees. The applicant has proposed 8 parking lot trees. According to the L-2 landscaping standard, all parking lot trees shall be planted at a minimum of 2% inches in diameter. 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 indicate all service facilities to be screened. Therefore, this standard has been met. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 11 OF 25 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. Plans show the trash enclosure will be screened by a 6-foot-high brick wall with solid metal gates. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below, the standards will be met. CONDITION:All interior parking lot trees shall be planted at a minimum of 21/2 inches in diameter. 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. Plans indicate a 10-foot by 20-foot, 6-foot-high brick wall and solid metal gates will be provided at the northeast corner 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 but will not hinder the access or egress of the lot or it's stalls. The location of the refuse container is in a central location of the parking lot. Therefore, the safety of employees using the area will not be jeopardized. The container will be screened with a 6-foot brick wall with solid metal gates. 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 NOTICE OF TYPE H DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 12 OF 25 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. Plans show the exterior storage area to be enclosed by a 6-foot brick wall with solid metal gates. The opening of the storage area is 19 feet wide. However, the applicant has not indicated that the security gates will be capable of being secured in a closed and open position and labels to indicate the type of materials accepted also has not been provided. 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 information indicating that the security gates of the trash storage area will be capable of being secured in a closed and open position and labels will be provided to indicate the type of materials accepted. 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 108 feet. The building itself is proposed to be 13,600 square feet. According to Chapter 18.765.2, the parking ratio for office use is 2.7 per 1 ,000 square feet. Therefore, 37 parking stalls are required and 46 parking stalls have been proposed. This standard has been met. Joint Parking_ Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the develo ment, at 90% of the g g vehicle arking required for that use in Section 18.765.060; 3 Subsequent use or uses, at parking of th parking vehicle arkin required for that use(s) in Section 18.765.060; 4)maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 13 OF 25 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. Plans indicate that 46 parking stalls will be provided for the project. According to the standard above, parking lots providing in excess of 20 parking spaces shall provide long- term carpool and vanpool parking. Therefore, the applicant will be conditioned to provide 2 car/van pool parking stalls (46 x 5%). 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 46 parking spaces, therefore, 2 van accessible (9 feet wide with an 8-foot aisle) ADA handicap spaces are required. The applicant's plans show 2 ADA spaces that will be 10 feet wide with a 9-foot aisle. Therefore, this standard has been satisfied. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision and access is not proposed through the parking lot. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 14 OF 25 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 landscaping or on the boundary of the property. Therefore, the applicant will be required to submit a plan showing all parking stalls abutting interior landscaping and perimeter 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 applicant has not proposed bicycle parking. Therefore, the applicant will be conditioned to submit a plan showing a 7-space bicycle rack that is within 50 feet of the primary entrance. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for for bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving 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. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 15 OF 25 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, 7 bicycle parking spaces are required. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for General Office Uses is 2.7 spaces per 1,000 square feet and the maximum is 3.4 spaces per 1,000 square feet. The applicant is, therefore, required to provide a minimum of 37 parking spaces which is rounded up according to the Code (Section 18.765.070.0.1) and a maximum of 46 parking spaces. The plans provide 46 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 40,0-00 gross square feet or more. The building is approximately 13,600 square feet. Therefore, the applicant must provide and maintain one loading and maneuvering space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a plan showing 2 car/vanpool-parking stalls located as close to the main entrance as possible. • Submit a plan showing parkin stalls abutting interior landscaping and perimeter stalls to have wheel sops that are at-least four inches higJi and located three feet back from the front of the parking stalls. • Submit a plan showing a 7-space bicycle rack that is within 50 feet of the primary entrance. • Submit details of the bicycle rack to be used. • Submit a plan showing one loading and maneuvering space available for deliveries. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant is not proposing to remove any trees. Therefore, this standard does not apply. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 16 OF 25 FINDING: Based on the analysis above, the Tree Removal standards have been met. 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 a water retention pond within the visual clearance area. However, all vegetation associated with the pond will be under 3 feet in height. Therefore, this standard has been met. 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 ( rovision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding and a Cleo-Tech report was not required. The closest building to the site is located across SW 67 h Avenue, 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; NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 17 OF 25 • 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 Atlanta Street and SW 67th Avenue, which is not on Tri-met transit routes, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: The following table compares the dimensional requirements with the proposed requirements. As can be seen from the table below, the proposal fully complies. STANDARD MUE ZONE PROPOSED Minimum Lot Size None 13,600 sq. ft Minimum Lot Width 50 ft. 158 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] 15 ft. - Rear yard 0/20 ft. [3] 79 ft. Maximum Height 45 ft. >45 ft. Maximum Site Coverage [2] 85% 85% 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. However, setbacks are based on perimeter lot lines. Therefore, the applicant will be conditioned to either consolidate the lots, or apply for a lot line adjustment. FINDING: Based on the analysis above, the MUE zone provisions have not been fully met. If the applicant complies with the condition listed below, the standard will be fully met. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 18 OF 25 CONDITION: Submit documentation that both lots have been consolidated, or apply for a lot line adjustment to have the proposed building on one lot. 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 projects 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 $43,254 based on the 13,600 square feet of office proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $135,169($43,254 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 i $91,915. The applicant has proposed to construct half-street improvements along SW 67 Avenue since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $43,371 (160 feet x $200 per linear foot plus $9,164 for signilization and $7,300 for dedication of right-of- way), thus it is roughly proportional to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. 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 Tigard Development Code (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. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 19 OF 25 This site lies adjacent to SW 67th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on this street, according to the most recent tax assessor's map. SW 67th Avenue is currently paved, but not to the extent of meeting the Triangle Standards. There is a substandard, paved cul-de-sac bulb at the north end of the street adjacent to this site. TtT. applicant's plans indicate they will construct the primary access into the site from SW 67 Avenue. In order to mitigate the impact from this development, the applicant should improve the frontage of this site and enlarge the cul-de-sac bulb to meet current City standards (40 foot curb radius). The applicant's plans indicate they will construct a half-street improvement adjacent to the site frontage and will enlarge the cul- de-sac bulb to meet the current City standard. In order to enlarge the bulb to meet City standards, more ROW will need to be dedicated. The applicant is willing to dedicate additional ROW, but has proposed a plan that would place the new planter strip and sidewalk in a public easement. Therefore, the new ROW line would be at the back of the new curb. Staff concurs with this approach. The applicant will also have an emergency access onto a private driveway easement adjacent to the eastern boundary of the site. The private driveway lies adjacent to the City water reservoir site and accesses SW Baylor Street to the south. The driveway is proposed to be a gravel surface, which is acceptable per the Fire Code (UFC). However, the applicant must install an emergency access locking gate at the entry point into the site to prevent general traffic from using the gravel access. 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 installing a sidewalk on the SW 67th Avenue frontage, 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. The applicant's project can be served from an existing 8-inch main line in SW 67th Avenue. There appear to be two service laterals stubbed to the site, with the northerly lateral serving the existing home. The applicant will be able to tie into either of the laterals for service to the new building. 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). The site lies at the upstream end of the drainage basin, so there is no adjacent runoff flowing onto the site. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 20 OF 25 • 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 they will provide a combined water quality/quantity pond at the southwest corner of the site. The preliminary sizing calculations for the pond indicate the detention volume required is 816 cubic feet (cf). The proposed pond will provide a volume greater than 816 cf. Staff spoke with the applicant's engineer and was told that the applicant's storm drainage plan will change slightly. Rather than a combined quality/quantity pond, the applicant will treat the runoff with two Stormwater Management catch basin filter units. This will be discussed in more detail later in this report. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No bikeway is associated with this application. 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 application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 21 OF 25 '. Stubs for service connections shall be long enougn 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 67th Avenue. These overhead lines currently serve the existing house and are likely to serve the new building. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 160 lineal feet; therefore, the fee would be $4,400.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic impact report was submitted by Lancaster Engineering, dated August 23, 2000. The intent of the report was to determine he impact of the new traffic on two major intersections in the Tigard Triangle: SW 72 Avenue/SW Dartmouth Street, and SW 68 Parkway/SW Dartmouth Street. Both intersections are nearing capacity and the City Council has determined that all developments in the Triangle that contribute new trips to these intersections, will pay a fair share portion of the future signalization. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1 .1% at SW 72 Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the Council required the developer to pay funds in the amount of $20,000. 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 this project will generate approximately 3 PM peak hour trips to the intersection of SW 72n Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,306 vehicles, the project impact is 0.13%. Therefore, based on simple proportions, the project contribution to this intersection is $2,364.00. Likewise, the Lancaster report shows that thg project will generate approximately 11 PM peak hour trips at the intersection of SW 68 Avenue/SW Dartmouth Street. Lancaster estimates a TEV of approximately 2,139 vehicles. The impact from this development is approximately 0.51%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 6,800.00. Public Water System: This site lies within the Tualatin Valley Water District (TVWD) service area. The applicant's plans indicate they will tie into an existing water line adjacent to the east boundary of the site. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 22 OF 25 'Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the 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. 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. The City will also require the owner to enter into a maintenance agreement with Stormwater Management if the catch basin filter units are used, as proposed by the project engineer. 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. 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 building 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. • SECTION VII. OTHER STAFF COMMENTS The City of Tigard Advanced Planning Supervisor has reviewed the proposal and has no objections to it. The City of Tigard Building Division has reviewed the proposal and provided the following comments: Will require lot consolidation. Will require 5, 1-hour construction in order to comply with OSSC, Table 5-A. NOTICE OF TYPE H DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 23 OF 25 • Will require two (2) fire hydrants. UFC, Section 903.4.2.1. • If SW 76`h is not a dedicated public thoroughfare, the site has a Fire Department access lane greater than 150-foot, requiring a turn-a-round or hammerhead. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: • Project is within Tualatin Valley Water District. Please contact Tualatin Valley for comments. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: • Request detailed lighting plan for exterior. SECTION VIII. AGENCY COMMENTS Washington County Land Use and Transportation has reviewed the proposal and has no objection to it. Unified Sewerage Agency has reviewed the proposal and provided the following comments: • Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 00-7. • Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by the R&O. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. • Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. • An erosion control permit is required. Oregon Department of Transportation has reviewed the proposal and has provided the following comments: We have no objections to Green Office Park proposal. We have reviewed the applicant's traffic impact analysis for the proposed 3-story, 13,600 sq. ft. office building with no direct access to 1-5, an ODOT facility. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 29, 2000, AND BECOMES EFFECTIVE ON JANUARY 17, 2001 UNLESS AN APPEAL IS FILED. NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 24 OF 25 T�A eal: cision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.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 JANUARY 16, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. ��, .G �1,2�, December 29, 2000 PREPARE BY• i7'"'-s' c el. - •e, / DATE Assistant Planner MI) Al /// December 29. 2000 APPROVED BY: Richard H. u = ersdorff DATE Planning Ma ager I:\curpin\rnathew\sdr\SDR2000-00015.dec.dot NOTICE OF TYPE II DECISION SDR2000-00015/GREEN OFFICE COMPLEX PAGE 25 OF 25 1 `—`� �- I _� / CITY of TIGARD 1 Y —� GEOGRAPHIC INFORMATION SYSTEM O 'w VICINITY MAP 0 2 SUBJEC �' < TAX LOTS I :_./7-- 11111. SS Ma., SDR2000-00015 III c. A ST s.w. tWNE: GREEN OFFICE PARK I `: :z �■ 11111 Q 1____________ Illoir' OR ST 8,II.1 III il z .1-'11 Al N. 11111 --' iii, 2 • s.w.sarnlytEw _____I_____ 1 i gtL TsN ST I ;-—--———.-—.___.--------— f 1 1 JCD !MI N. 1111 S W. DOUGLAS Sr. ■■ • iiii DARTMOUTH ST . l 100 _200 300 400 500 Feet i1NGOWlIYC GR .,. . ar I (//),/\ j Ai 1 ■ City of Tigard ELMHURST ST I II Information on this map is for general location only and should be verified with the Development Services OMsimm. 13725 SW Hall Blvd I Tigard,OR 97223 IIIIIIIIIIII 11101 MIN_ MI (503)639.4171 Itpp7lwwa.G.tipnd.Of.ua Community Development Plot date: Nov 8,2000;C:\magic\MAGIC03.APR CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT iralli CITY Of TIGARD S-Mbal-A4/IR SW ATLANTA STREET !_n-°` . --- .: . . .. '••Mall - r... II — — I0-IGLYY ,_ ,W.. - N1H ERO`IM GOMM NW d w M / — \ \ OL``r' i i;11W A ��� \`6 p—OP A7 2.7 Y 4� _ \�,�t.4-... ...._- .... . . • ;.tv� DOi_i01��0►��� �. Oo RIMS (11: po lip 1 c-cwo.+ ,` ,l \�� `.i n mg P TM - ,r�r. PKIDlie:; a""4'5 AWOCCOCPON ■11111.5'101 II :� . �� ��uo -` /; fit ` � ( _ � ( �s } �r all ;. �CI \\\) UJ Allik M/ML!' '1 ROTATE 15)TIMES A �- GQ�tlN IMAM:CRAY-M. -WiGBONR- I—111141111F U1 '0 —kI ebrin.n �/ W ®►\ OOOIs0�0O�iti .104=101011/11072k:1[. CØ`i l�/i I_` s Y ; cAwrer r ♦ I; L.. _ - - - -- -- :`� Aft- -'13) _ I4YLf ..�j , ,: ,, ,I 410 IF ..>6.-...z......,-•_� eKJllrMn .._.. ;M "'1 �`�), 1 ' I a�.:ITY OF RG OF TIGARD RD f SDR2000-00015 SITE PLAN N GREEN OFFICE PARK -(Map is not to scale) EXH! Joe Green SDR2000-00015 PO Box 759 GREEN OFFICE PARK Portland, OR 97207 FULL DECISION Howard B. Webb 12435 SW 64th Avenue Portland, OR 97219 Jean S. Webb 12435 SW 64th Avenue Portland, OR 97210 Gail Curtis O.D.O.T./Region I 123 NW Flanders Portland, OR 97209-4037 A AFFIDAVIT OF MAILING 1`` T-. G cm OF 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: (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: - AMENDED NOTICE (File No./Name Reference) . City of Tigard Planning Director © NOTICE OF DECISION FOR: SDR2000-00015/GREEN OFFICE COMPLEX ❑ 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 Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR:. • I 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 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 NOTICEESI of which is attached, m r e Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibi B",on Decembe 29 2000 a,,depos' -d in the United States Mail on December 29,2000, postage prepaid. a-i.../_■Aire. .1, .._—,mt:41.4 (Pers.- Tamar:• No;� Subscribed and sworn/affirmed be o`re me on the 3 �� day of 1.1 A . A .L.. - %4. , de-, _!<"'.{ OFFICIAL SEAL H.::::( NO ,R � F N ,. "`'' DIANE M JELDERKS - • ' NOTARY PUBLIC-OREGON My Commission 3 I es: 9/7 a 3 COMMISSION NO 326571^ I MY COMMISSION EXPIRES SEPT.07,2003 NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00015 O CITY OF TIGARD Community'Deve(npment GREEN OFFICE COMPLEX Shaping A Better Community 120 DAYS = 03/05/2001 SECTION I. APPLICATION SUMMARY FILE NAME: GREEN OFFICE COMPLEX CASE NO.: Site Development Review (SDR) SDR2000-00015 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and 46 associated parking spaces. OWNER: Joe Green APPLICANT: Same P.O. Box 759 Portland, OR 97207 LOCATION: 11565 SW 66th Avenue and 11550 SW 67th Avenue; WCTM 1 S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed use employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. 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 'FinalDecision: THIS DECISION IS FINAL ON DECEMBER 29, 2000 AND BECOMES EFFECTIVE ON JANUARY 17, 2001 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 16, 2001 . Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -- - - - , CITY of TIGARD II� I_ __ , I_ 1__.. - X ... ._ VICINITY MAP 5U 2 JEC •TAX BCOTS _ E - - � _... soR2000-000 I s — �■ \ �\ 1 -- , GREEN OFFICE PARK ARK JiU�I ER 1111 I t kl_ I i- e IF 1111► M . . . ,0, .9 300 .0 SOO,n 111 6 ifk w C,�ofr,1.d CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT 1 SW ATLANTA STREET •"'--" rlIs■ / _,1��r)t Ail a Vii' le i- fig. � 10 ' N 11-- a ell ab I�� � 1II i it z 8óaO W 1 3 C�a��� �I�:000OII tl1i�I�IR���S00000D1 !� f' !- CITY OF TIGARD f SDR2000-00015 MI PLAN 14 GREEN OFFICE PARK (Map is not to scale) HI►= 13 '1 S 136 D D-03800 136 D D-03700 CASEY EDWARD L JR& LA' •N IRVING WEN. TRS CASEY PATRICK D BY JUD T'• BY COMMERCIAL REALTY MGMT GRP 555 CH •WN ST PO BOX 1898 HERSBURG, S 20878 CLACKAMAS,OR 97015 is 136DD-00800 1 S 136DD-03402 FAMILY BAPTIST CHURCH LA' '! IRVING/JE • E TRS 11585 SW 67TH BY JUDY . '•JNY TIGARD,OR 97223 555 TERT• • ST C•ITHERSBURG, MD :878 1 Si 36 D D-03900 1 S 136D D-03600 GOOLD PHILIP A&REBECCA J LARSON JUDY LORRAINE 11670 SW 67TH AVE NOW STROJNY TIGARD,OR 97223 555 CHESTERTOWN ST GAITHERSBURG, MD 20878 1 S 136 DD-00100 1 S 136 DD-04100 GREEN JOSEPH W LEISER ANNE TRUSTEE PO BOX 759 6009 SW PENDLETON CT PORTLAND,OR 97207 PORTLAND,OR 97221 1. 36DD-00200 1S136DD-01300 GRE OS " W MARRS CORDELIA TR& PO B• 59 CARR EDWARD JR • T LAN D,OR 97207 20385 SW BOONES FERRY RD TUALATIN,OR 97062 1 S 136DD-03300 1 136DD-01400 HUG RICK L&JANETTE M•"S CORDELIA & 1152 SW TROON CARR •': JR LAKE OSWEGO,OR 97034 2038 1.1 B•• S FERRY RD PALATIN,OR 97062 6 D D-03300 1 S 136D D-01200 HUG RI & • TTE MATHEWS SEAN A 1152 'OO 11600 SW 69TH AVE •KE OSWEGO,OR 97034 TIGARD,OR 97223 136DD-03301 151 36DD-04000 HU • CK L& • TTE MCNEILL RANDY 1152 S '•ON 11700 SW 67TH L 'E OSWEGO, :' 97034 PORTLAND,OR 97223 1 S 136DD-01000 1 S 136DD-00801 JOHNSEN BRAD&LAURA MERCER ROSS L&VICKI L PO BOX 762 11535 SW 67TH BEAVERTON,OR 97075 TIGARD,OR 97223 1 S 136 D D-03290 1 S 136 DD-00700 LARSON IRVING L/JENNIE E TRS MERCER ROSS L&VICKI L BY JUDY L STROJNY BY HEALTH PHYSICS NORTHWEST 555 CHESTERTOWN ST 11535 SW 67TH GAITHERSBURG, MD 20878 TIGARD,OR 97223 1 S 136DD-02700 1 S 136DD-00900 MILLER LAVIDA E VINCENT BRADFORD 6870 SW BAYLOR ST 6830 SW ATLANTA ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136DA-02300 OREGON EDUCATION ASSN 6900 SW ATLANTA ST TIGARD, OR 97223 1 S 136DA-00101 OREGON STATE OF PUBLIC EMPLOYEES'RETIREMENT FUND 11410 SW 68TH PKWY TIGARD,OR 97223 1 S 136DD-00301 PETERS ALAN CRAIG BY PHIL PETERS 6430 SW ROUNDTREE CT PORTLAND,OR 97219 1 136DD-00400 PE ' ' ALAN CR BY PHIL P .. 6431 .,f ROUND - CT aRTLAND,OR 97219 1 S 136DD-00500 PETERS PHILLIP M& JANE C TRUSTEES 6430 SW ROUNDTREE PORTLAND,OR 97219 1S136DD-01100 RHEE PYUNG NAI &SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1 S 136DD-02600 SMITH DEAN W& SMITH JO ANN MONDELLI TRS 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DA-02401 •RDCIT •F 1312 ALL •RD, •" 97223 1 S 136DD-00600 TIGARD WATER DISTRICT THE 13125 SW HALL BLVD TIGARD,OR 97223 1S E31 CB-03000 State of Oregon Department of Transportation E of 1-5 SDR2000-00015 123 NW Flanders GREEN OFFICE PARK Portland, OR 97209-4037 1 S 1 E31 CB-03100 1 -1 E31 CC-02510 Tony L. Hadley Stat- •f Or-.•n 2000 Robins Ln., SE #10 Depart. .-nt of Transportation Salem, OR 97306-2609 900 SE ■icLoughlin Blvd. ilwaukie, •' 97222-7312 1 S1 E31 CB-03200 1 E31 CC-02-.00 State of Oregon Sta : of Or:son Department of Transportation Depa -nt of Transportation 9002 SE McLoughlin Blvd. 900 E 0 Loughlin Blvd. Milwaukie, OR 97222-7312 waukie, • 97222-7312 1 S1 E31 CB-03300 •1E3100-0 00 .te of Orego Sta - of Or-son Dep.01 m-• of Transportation Depa •s-nt of Transportation 900 ' • cLoughlin Blvd. 900 E v• Loughlin Blvd. i waukie, R 97222-7312 waukie, O' 97222-7312 1 S 1 E31 CB-03400 1 S 1 E31 CC-03100 Richard S & Pamela S Weidlich Gibson-Tingley Sharon A. 6415 SW Haines St. 12415 SW 64t Avenue Portland, OR 97219 Portland, OR 97219-7031 1 E31 CC-022 e 1 1 S 1 E31 CC-03000 Sta - if Or-.•n Howard B. Tr. Webb & Depart.•-: t of Transportation Jean S. Webb Tr 900 SE Mc •ughlin Blvd. 12435 SW 64th Avenue ►• ilwaukie, OR 222-7312 Portland, OR 97219-7031 1 S 1 E31 CC-02100 James R & Margot M. Knight 6404 SW Haines St. Portland, OR 97219-7054 1 E31 CC-02200 St. - of Ore►•n Depa sr-nt of Transportation 900 i cLoughlin Blvd. :I waukie, • ' 97222-7312 Si E31 CC-02300 St. .- of Ore•.n Depa 48- t of Transportation 900 " E 0 Loughlin Blvd. waukie, O' 97222-7312 1 E31 CC-02411 St. eofOree•n Depa• • t of Transportation 900 McLoughlin Blvd. wauki- OR 97222-7312 Naomi Gallucci CITY OF TIGARD 1 1285 SW 18d Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 Sue Rorman 1 1250 SW 82"d Avenue i:\curpin\setup\labels\CIT East.doc UPDATED: 9-Jun-00 Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74`h Avenue Tigard, OR 97223 Dieter Jacobs 7115 SW Spruce Street Tigard, OR 97223 • AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping Better Community STAGE OE OREGON- ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Beblw( © NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2000-00015/GREEN OFFICE PARK AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director C 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 Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR:. AMENDED NOTICE (File No./Name Reference) (Date of Pudic Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council C 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 NOTICEISI of which is attached, mark Exhibit "Jr, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit' ",on Nove� ' 000 . deg ited in the United States Mail on November 9,2000, postage prepaid. /� A 07. 0 (•_ :. - '-rep- ed tice) rd Subscribed and sworn/affirmed before me on the day of —Add__ bs Y � ' o:.'. OFFICIAL SEAL �fr� • DIANE M JELDERKS NOTA PURLICUF ORE, -r % NOTARY PUBLIC OREGON My Commission Expires: y//3 v3 "' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 NOTICE TO MORTGAGEE, LIEN■ _DER,VENDOR OR SELLER: EXIT. 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 4,, SITE DEVELOPMENT REVIEW CITYOFTIGARD Community(Deve[opment Shaping,a Better Community DATE OF NOTICE: November 9, 2000 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00015 FILE NAME: GREEN OFFICE PARK PROPOSAL: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. LOCATION: 11565 SW 66th Avenue; WCTM 1 S136DD, Tax Lots 100 and 200. 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 NOVEMBER 27. 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 DECEMBER 21, 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 _.ie relevant approval criteria with s,..-.icient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." /��� _.___, - I Nil. VICINITY MAP 1 /\ \ , /MN 2 SUBJEC TAX LOTS 111..-- SDR2000-00015 / A ,--1L, I!..I . GREEN OFFICE PARK - 1<i i NAYLOt ST ,4 ■E I - Ill �� 1 ST En 1 ■, i, i MI=NI KIII s -_ or V in 1 11 ■■ N , 'ry MM • =Ill Iiii•1 -ELMURST 3 . -r.rrwrr r-.wr+wrr - M, ■I ■ ;os - ■■ ■w _.==-- _. WE ooy) -,'5 EXHIBIT B is 1360D-03800 13600-03700 CASEY EDWARD L JR& LA' •N IRVING UJEN■ TRS CASEY PATRICK D BY JUD T-• BY COMMERCIAL REALTY MGMT GRP 555 CH ' •WN ST PO BOX 1898 HERSBURG, 1 20878 CLACKAMAS, OR 97015 1S13600-00800 1S 1360 D-03402 FAMILY BAPTIST CHURCH LA- ' IRVING/JE • E TRS 11585 SW 67TH BY JUDY '•JNY TIGARD,OR 97223 555 TERT• 1, ST t•ITHERSBURG, MD :878 1 S 136 DD-03900 1 S 136 D D-03600 GOOLD PHILIP A&REBECCA J LARSON JUDY LORRAINE 11670 SW 67TH AVE NOW STROJNY TIGARD,OR 97223 555 CHESTERTOWN ST GAITHERSBURG,MD 20878 1 S 136DD-00100 1 S 136DD-04100 GREEN JOSEPH W LEISER ANNE TRUSTEE PO BOX 759 6009 SW PENDLETON CT PORTLAND,OR 97207 PORTLAND,OR 97221 1. 3600-00200 1 S 136DD-01300 GRE OS W MARRS CORDELIA TR& PO B 5• CARR EDWARD JR • TLAND,OR 97207 20385 SW BOONES FERRY RD TUALATIN,OR 97062 1 S 136DD-03300 1 13600-01400 HUG RICK L&JANETTE M•••S CORDELIA & 1152 SW TROON CARR : 1 •r 2 JR LAKE OSWEGO,OR 97034 2038 :I B••• S FERRY RD IALATIN,OR 97062 600-03300 1S13600-01200 HUG RI & • • TTE MATHEWS SEAN A 1152 • '00 11600 SW 69TH AVE L•KE OSWEGO,OR 97034 TIGARD,OR 97223 13600-03301 1S 13600-04000 HU • CK L& • ' TTE MCNEILL RANDY 1152 S A 'SON 11700 SW 67TH L •E OSWEGO, .1' 97034 PORTLAND,OR 97223 131360D-01000 1S13600-00801 JOHNSEN BRAD&LAURA MERCER ROSS L&VICKI L PO BOX 762 11535 SW 67TH BEAVERTON,OR 97075 TIGARD,OR 97223 1313600-03290 1 S 13600-00700 LARSON IRVING L/JENNIE E TRS MERCER ROSS L&VICKI L BY JUDY L STROJNY BY HEALTH PHYSICS NORTHWEST 555 CHESTERTOWN ST 11535 SW 67TH GAITHERSBURG, MD 20878 TIGARD,OR 97223 1 S 136DD-02700 1 S 136DD-00900 MILLER LAVIDA E VINCENT BRADFORD 6870 SW BAYLOR ST 6830 SW ATLANTA ST TIGARD,OR 97223 TIGARD,OR 97223 is 136DA-02300 OREGON EDUCATION ASSN 6900 SW ATLANTA ST TIGARD,OR 97223 1 S 136DA-00101 OREGON STATE OF PUBLIC EMPLOYEES'RETIREMENT FUND 11410 SW 68TH PKWY TIGARD,OR 97223 1 S 136 D D-00301 PETERS ALAN CRAIG BY PHIL PETERS 6430 SW ROUNDTREE CT PORTLAND,OR 97219 1 136DD-00400 PE - ' ALAN CR• _ BY PHIL P .. 6431 ."" ROUND ' CT "3RTLAND,OR 97219 is 136DD-00500 PETERS PHILLIP M& JANE C TRUSTEES 6430 SW ROUNDTREE PORTLAND,OR 97219 1 S 136DD-01 100 RHEE PYUNG NAI &SOO NAM 11570 SW 69TH AVE TIGARD,OR 97223 1 S 136DD-02600 SMITH DEAN W& SMITH JO ANN MONDELLI TRS 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1 S 136DA-02401 RD CIT iF 1312 ALL •RD, •^ 97223 151 36DD-00600 TIGARD WATER DISTRICT THE 13125 SW HALL BLVD TIGARD,OR 97223 1 S 1E31 CB-03000 State of Oregon Department of Transportation E of 1-5 SDR2000-00015 123 NW Flanders GREEN OFFICE PARK Portland, OR 97209-4037 1 S1 E31 CB-03100 1' 1 E31 CC-02590 Tony L. Hadley Stat- of Or-•.n 2000 Robins Ln., SE #10 Depart•.i-nt of Transportation Salem, OR 97306-2609 90E ■icLoughlin Blvd. ilwaukie, • ' 97222-7312 1S1 E31 CB-03200 1 1 E31 CC-02300 State of Oregon Sta : of Orr.on Department of Transportation Depa e-nt of Transportation 9002 SE McLoughlin Blvd. 900 E ,,cLoughlin Blvd. Milwaukie, OR 97222-7312 waukie, OR 97222-7312 1 S 1 E31 CB-03300 ,1 E31 CC-032.700 .te of Oregon-- Sta - of Or-ion Dep. (m-• of Transportation Depa •s-nt of Transportation 900 - ' cLoughlin Blvd. 900 E Loughlin Blvd. Milwaukie, R 97222-7312 • waukie, O' 97222-7312 1 S 1 E31 CB-03400 1 S 1 E31 CC-03100 Richard S & Pamela S Weidlich Gibson-Tingley Sharon A. 6415 SW Haines St. 12415 SW 64t Avenue Portland, OR 97219 Portland, OR 97219-7031 1-S 1 E31 CC-022 e 1S1 E31 CC-03000 Sta - of Or-.•n Howard B. Tr. Webb & Departr•.: t of Transportation Jean S. Webb Tr 901 SE Mc ughlin Blvd. 12435 SW 64th Avenue ilwaukie, OR '9,Z222-7312 Portland, OR 97219-7031 1 S1 E31 CC-02100 James R & Margot M. Knight 6404 SW Haines St. Portland, OR 97219-7054 1 E31 CC-02210 St. - of Oree on Depa a'- t of Transportation 900 McLoughlin Blvd. i waukie, • ' 97222-7312 Si E31 CC-02300 St. .- of Ore!on Depa go- t of Transportation 900 ' E 0 Loughlin Blvd. • waukie, O', 97222-7312 1 E310C-02411 St. e of Oree.n Depa' r t of Transportation 900 McLoughlin Blvd. wauki- OR 97222-7312 Naomi Gallucci CITY OF TIGARD 1 1285 SW 18d Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 Sue Rorman 1 1250 SW 82°d Avenue is\curpin\setup\labels\CIT East.doc UPDATED: 9-Jun-00 Tigard, OR 91223 John Snyder 11100 SW 82od 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 74th Avenue Tigard, OR 91223 Dieter Jacobs 1715 SW Spruce Street Tigard, OR 97223 REQUEST FOR COMMENTS CITY TIGARD Community(Development Shaping Better Community DATE: November 9,2000 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3171 Phone: (5031639-4171/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW(SDR)2000-00015 GREEN OFFICE PARK REQUEST: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. LOCATION: 11565 SW 66th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 27, 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 pram&tfie following information)Name of Person(s) Commenting: IPhone Number(s): I CIA/1)F TIGARD REQUEST FOR COML._ ..JS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS rte/ FILE NO[SJ.: • �,�- - �,r -� FILE NAME[Sl: - ,et ; . �'~ � CITIZEN INVOLVEMENT TEAMS I 4-DAY PENDING APPLICATION NOTICE TO CIT AREA: Central ❑ East ❑ South ❑ West ❑ Li Also Place For Review in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Nadine Smith,Supervisor COMMUNITY DVLPMNT.DEPT./Dvlpmnt Svcs.Technicians C"V.POLICE DEPT./Jim Wolf.Cnme Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Brian Pager,Dvlpmnt Review Engineer WATER DEPT./Michael Miller,Utilities Manager CITY ADMINISTRATION/Cathy Wheatley,City Recorder it OPERATIONS DEPT./John Roy.Property Mgr.-Matt Stine,Arborist ✓ PLANNER- TIME TO POST PROJECT SITE! SPECIAL DISTRICTS , TUAL. HILLS PARK& REC. DIST.*__ TUALATIN VALLEY FIRE &RESCUE * TUALATIN VALLEY WATER DISTRICT * ___UNIFIED SWRGE.AGENCY * Planning Manager Fire Marshall Administrative office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97015 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street NE Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Carol Hall,Data Resource Center(zcA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(cPwzoA) Larry French(Comp Pian Amendments Only) PO Box 2946 CITY OF KING CITY * Jennifer Budhabhatti,Regional Pianner(wetams) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager C.D. Manager,Growth Management services Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Powe/ines 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 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Anne LaMountain(iGNURB) _CITY OF PORTLAND (Notify for Wetlands and Potential Fnvimnmentai imparts) . Sonya Kazen,Development Review Coordinator Phil Healy(iGAJJRB) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) ." Steve Conway(General Apps) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cadographer(cPr,acAims,. 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims(zcA)Ms 1s Portland,OR 97204 _Doria Mateja(zcA)MS u ODOT,REGION 1 -DISTRICT 2A ile Jane Estes,Permit specialist 5440 SW Westgate Drive,Suite 350 h.\pattyknasters\Request For Comments Notification List 2.doc (Revised: 19-Oct-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 R/R Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann tlf Pmiecl rs Wallin SS Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _GENERAL TELEPHONE QUEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: 0R030546 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.o(HalWN.of99W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006-5152 Portland,OR 97232 *INDICATES AUTOMATIC110TIEICATJON IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). CITY of TIGARD 4344 / GEOGRAPHIC INFORMATION /SYSTEM AREA NOTIFIED 74 _______. (S00') FOR: Joe Green '` I RE: I S 136DD, 100, 200 � 1 1 1 / . I Property owner information Is valid for 3 months from j the date printed on this map. 13IUm.. �, I alaHiNMl f 1 A ST IIIII '160 DOIB/S0 ISMIHRI 13116000IMO ;I 1I]17681/S1�0 , \ 413161111111H - 111 r_ 1f1HEN sac 6 1111E 111360111100 t INSU.O MWEN711/S ts131/SN11N > MINpN11 C _: 513NMHHIE BAYLOR _ST N• N _(::__________ . wS1161107790 minnow. l I IS13NNM I 111 3NE > Isuunlwe l Q; 1 Q 1m11e1ne1 111 M 0 100 200 300 4.00 500 Feet `� II17600lI/!I IIIEI71� 031161113111 1"=378 feet ' ISIINU ti 1 A, F- .�„ I IEEM/SI • ...., J CLINTON ST � x City of Tigard 1 r Information on this map is br general location only and '�1�. should be verified with the Development Services Division. r, F 30 13125 SW Hall Blvd Tigard,OR 97223 - (503)639-4171 httpllwww.ci.tigerd.or.us Community Development Plot date:Sep 25,2000;C:lmagicWIAGIC03.APR 1 S 136DD-03800 136DD-03700 CASEY EDWARD L JR& LA N IRVING L/JEN TRS CASEY PATRICK D BY JUD T BY COMMERCIAL REALTY MGMT GRP 555 CH WN ST PO BOX 1898 HERSBURG, 20878 CLACKAMAS, OR 97015 is 136DD-00800 1S 1 36DD-03402 FAMILY BAPTIST CHURCH LA- • IRVING/JE E TRS 11585 SW 67TH BY JUDY . '•JNY TIGARD,OR 97223 555 TERTS, ST c•ITHERSBURG, MD :878 1 S 136 D D-03900 1 S 136 D D-03600 GOOLD PHILIP A&REBECCA J LARSON JUDY LORRAINE 11670 SW 67TH AVE NOW STROJNY TIGARD,OR 97223 555 CHESTERTOWN ST GAITHERSBURG, MD 20878 1 S 136DD-00100 1 S 136DD-04100 GREEN JOSEPH W LEISER ANNE TRUSTEE PO BOX 759 6009 SW PENDLETON CT PORTLAND, OR 97207 PORTLAND,OR 97221 1 36 D D-00200 1 S 136 D D-01300 GRE OS W MARRS CORDELIA TR& PO B 59 CARR EDWARD JR FIdRTLAND, OR 97207 20385 SW BOONES FERRY RD TUALATIN,OR 97062 1 S 136DD-03300 1 136DD-01400 HUG RICK L&JANETTE M•"S CORDELIA & 1152 SW TROON CARR : •'2 JR LAKE OSWEGO,OR 97034 2038 :I B• S FERRY RD vALATIN,OR 9706 6DD-03300 1 S 136DD-01200 HUG RI & • TTE MATHEWS SEAN A 1152 '00 11600 SW 69TH AVE L•KE OSWEGO,OR 97034 TIGARD,OR 97223 136DD-03301 1 S 136DD-04000 HU ' CK L& • TTE MCNEILL RANDY 1152 S A 'SON 11700 SW 67TH L 'E OSWEGO, :- 97034 PORTLAND,OR 97223 1 S 136 D D-01000 1 S 136 D D-00801 JOHNSEN BRAD&LAURA MERCER ROSS L&VICKI L PO BOX 762 11535 SW 67TH BEAVERTON, OR 97075 TIGARD,OR 97223 1 S 136D D-03290 1 S 136D D-00700 LARSON IRVING L/JENNIE E TRS MERCER ROSS L&VICKI L BY JUDY L STROJNY BY HEALTH PHYSICS NORTHWEST 555 CHESTERTOWN ST 11535 SW 67TH GAITHERSBURG, MD 20878 TIGARD,OR 97223 1S 136DD-02700 1S13600-00900 MILLER LAVIDA E VINCENT BRADFORD 6870 SW BAYLOR ST 6830 SW ATLANTA ST TIGARD,OR 97223 TIGARD,OR 97223 1 S136DA-02300 OREGON EDUCATION ASSN 6900 SW ATLANTA ST TIGARD,OR 97223 1S136DA-00101 OREGON STATE OF PUBLIC EMPLOYEES'RETIREMENT FUND 11410 SW 68TH PKWY TIGARD, OR 97223 1 S 136DD-00301 PETERS ALAN CRAIG BY PHIL PETERS 6430 SW ROUNDTREE CT PORTLAND, OR 97219 1 136DD-00400 PE - ' ALAN CR• . BY PHIL P .. 6431 ROUND - _ CT •a RTLAND,OR 97219 1 S 136 D D-00500 PETERS PHILLIP M & JANE C TRUSTEES 6430 SW ROUNDTREE PORTLAND, OR 97219 1 S 136DD-01100 RHEE PYUNG NAI &SOO NAM 11570 SW 69TH AVE TIGARD, OR 97223 1 S 136DD-02600 SMITH DEAN W& SMITH JO ANN MONDELLI TRS 17880 SARAH HILL LN LAKE OSWEGO, OR 97035 1 S 136DA-02401 'RD CIT 1312 ALL •RD, •' 97223 1S1 36DD-00600 TIGARD WATER DISTRICT THE 13125 SW HALL BLVD TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 11285 SW 18th Avenue Tigard, OR 97223 EAST CIT SUBCOMMITTEE Sue Rorman 1 1250 SW 82nd Avenue i:\curpin\setup\labels\CIT East.doc UPDATED: 9-Jun-00 Tigard, OR 97223 John Snyder 11100 SW 82"d Avenue Tigard, OR 91223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 91224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OF TIGARD Community Development 13125 SW HALL BOULEVARD Sliaping)4(Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-684-7297 (Attn: Patty or Shirley/Planning) REQUEST }IU "0 = = maliori OWNER AILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP 0 ALL LOTS FOR THE PROJECT (preferably assessor's tax map): INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: jo-6. PHONE: ( 7t /2 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 sheet(s) of labels x $2/sheet = x As is = $ 2 sheets of labels x $2/sheet for CIT area x 2- sets = $ 4.00 / sheet(s) of labels x $2/sheet for/PT area = x oC sets = GENERATE LIST = $11.00 GENERATE LIST = $1 1.00. TOTAL = $31.00 TOTAL = $."14 Receipt #: 27200000000000000627 Date: 09/25/2000 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-23.0000 @ $1.00 100-0000-479000 $23.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Cash JOE GREEN $23.00 TOTAL AMOUNT PAID: $23.00 Yg . i27 • I CITY o' TIGARD 1S1E3ICB, 3000 GEOGRAPHIC tHPORMATION SYSTEM 1S1E31CB,3100 - - -{ EAST OF 1-S NOTIFICATION AREA MAP , 3400 3200 34 2 SUBJEC ' TAX LOTS (This point & up: 1 S 1 E31 CB) 3II�__ ST (This point & down: 1S1E31CC) S.W. S�R2000-�0015 \ IS1E31CC,2300 11� GREEN OFFICE PARK 2100 ...S i.'\\.%\\\\\\\\\\\\\ L_ _ \ 1 w l I 2400 ; I . 2500 3100 N - a 2600 3000 Q 0 100 200 --- - - _ — ---_- _ _ __ 1"=378 feet --] !__ 2700 I] �1 .. as �� City of Tigard i r = S.W. S O U TH V I E W Information on this map is for general location only and should be verified with the Development Services Division. " i --_-- 13,255W Hall Blvd ' -- - - I E I I{ OS I --\ Tigard,OR 97223 (503)839-4171 http://vnwi.ci.tigard.or.us Community Development Plot date:Nov 8,2000;C:lmagicWIAGIC03.APR 1 S1 E31 CB-03000 State of Oregon E of 1-5 SDR2000-00015 Department of Transportation GREEN OFFICE PARK 123 NW Flanders Portland, OR 97209-4037 1 S 1 E31 CB-03100 1 S 1 E31 CC-02500 Tony L. Hadley State of Oregon 2000 Robins Ln., SE #10 Department of Transportation Salem, OR 97306-2609 9002 SE McLoughlin Blvd. Milwaukie, OR 97222-7312 1 S 1 E31 C B-03200 1 S 1 E31 CC-02600 State of Oregon State of Oregon Department of Transportation Department of Transportation 9002 SE McLoughlin Blvd. 9002 SE McLoughlin Blvd. Milwaukie, OR 97222-7312 Milwaukie, OR 97222-7312 1 S 1 E31 CB-03300 1 S 1 E31 CC-02700 State of Oregon State of Oregon Department of Transportation Department of Transportation 9002 SE McLoughlin Blvd. 9002 SE McLoughlin Blvd. Milwaukie, OR 97222-7312 Milwaukie, OR 97222-7312 1 S 1 E31 CB-03400 1 S 1 E31 CC-03100 Richard S & Pamela S Weidlich Gibson-Tingley Sharon A. 6415 SW Haines St. 12415 SW 64th Avenue Portland, OR 97219 Portland, OR 97219-7031 1 S1 E31 CC-02200 1S1 E31 CC-03000 State of Oregon Howard B. Tr. Webb & Department of Transportation Jean S. Webb Tr 9002 SE McLoughlin Blvd. 12435 SW 64th Avenue Milwaukie, OR 97222-7312 Portland, OR 97219-7031 1 S 1 E31 CC-02100 James R & Margot M. Knight 6404 SW Haines St. Portland, OR 97219-7054 1 S 1 E31 CC-02200 State of Oregon Department of Transportation 9002 SE McLoughlin Blvd. Milwaukie, OR 97222-7312 1 S 1 E31 CC-02300 State of Oregon Department of Transportation 9002 SE McLoughlin Blvd. Milwaukie, OR 97222-7312 1 S 1 E31 CC-02400 State of Oregon Department of Transportation 9002 SE McLoughlin Blvd. Milwaukie, OR 97222-7312 Cat.. __... ....... .. .. .t .... ....... . ... .. .. .;.... ....... .. ... . y_,,,...�k ...w...r� x,,IPI21 r Eile Edit Views Ihemes ®rea of Interest Tools Menu Preferences help and Info. 1E2 +. MN al 1,4Y11r( K1 o r .1®1 4 a gg 55 ZZ no c ca? 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East.Taxbts 1S1E31CC 2200 Ownerl GIBSON TINGLEY SHARON A._._.._..... �� sv, 7: East Taxlots 1S1E31CC 2100 Owner2 — T 8: East Taxlots-191 E31 CC 2400 Owner3 9 East Taxlots-1S1E31CC 2500 Owneraddr• 12415 SW 64TH AVE • 10: East Taxlots-1S1E31CC 3100 Ownercity PORTLANO,OREGON - t Owneizip 972197031 DiP l _ .. ....... Clear I Clear All � r 1 1 ' 1 1 —r<) i 4 Q . I I I = SW.SOUTHMEW n Start GroupWise-Mailbox Microsoft Word-Document { City at Ti ard's-MA... , ► ► r i Y 9 `.) ® J 3.45 PM .. City of Tigard's-MAGIC GIS Project PM CI tile Edit views Ihemes area of Interest Tools Menu Preferences Help and Info. ® +/ a `, ),"4 'y ll~> Q r ® 4 al fZf qb 3 ©8 [(i '.''.)1 1 1 ham°' RS � * •• - B A m 1 P 99 Scale 1 C. 7.62.91.45 I + :- _J❑i x1 � City of Tigard-MAGIC S� r Open 1 RI. II East ROA! Names — i 1 i�East Taxlots ~��[ ✓ Aam cc East Taxlots•1S1E31CC 2300 - Tlid 1E31CC 3000 .,��� 6: East Taxlots-1S1E31CC 2200 Rno R782200350 _ .... J Scripts 7 East Taxlots-151E31CC 2100 Ownersort WEBS — - i /7\ 8 East Taxlots-1S1E31CC 2400 Owned WEBB_HOWARDBTR_6._..._.__. _. . Sy 9. East Taxlots 1S1E31.CC 2500 Owner2 WEBBJEAN S TR 10: East Taxlots 1S1E31CC 3100 Owner3 11 East Taxlots•1S1E31CC 2600 ! Owneraddr 12435SW 64TH AVE _.___.___.__.,,_.................. 12: East Taxlots-1S1E31CC 3000 Ownercity PORTLAND OR 1 ---- ry Ownersip 972197031 Clem Clear All r � I I dtP _ Ill Q O ,, L .. ,,, < a_,:„., ,, , ,, __ ` S.W.SOUTHb1E W .,,, ; ,.start I ,:!P.GroupWise•Mailbox I ay Microsoft Word-Document21I City of T igard's-MA... N.!-Q �`JCO ,,;,;J 3:45 PM RECEIVED PLANNING A JUN 28 2000 SITE DEVELOPMENT REVIEW ,�N.,h,�;), iii OFTIGARD TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: /C DATE OF PRE-APP.: ` -7- 9y Property Address/Location(s): // r ($ Jif/ 444 FOR STAFF USE ONLY //moo St/ (7`4 / Tax Map&Tax Lot#(s): /.S/.g‘0 e"--;;:b.- 21/04 Case No.(s): _<: is 2dt.9 Other Case No.(s): Receittecr Il AO AJJO Site Size: �-- Application Accepted By: Property Owner/Deed Holder(s)*: \I d fee'i✓ Date: 000Z g z Nnr Address: ■/ B C/' Phone: (9 7O I.2 City: /O C r `IF 9720 7 Date MOM 4c e: Applicant*: Jai fee-, '/ awe- flo• ry � �� Comp Plan/Zone Designation: ! Address: 0 9 Phone:c ? �f City: Zip: 7K,/ / CIT Area: * When the owner and the applicant are different people, the Rev.11/26/98 iNcurpin1masters\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. ✓ Applications ements Submitted: Vt�{t eT wcn'r� PROPOSAL SUMMARY ❑ Application Form 0 Owner's Signature/Written Authorization The owners of record of the subject property request Site 0 Title Transfer Instrument or Deed Develo nt Revi appro al t )ow(please be specific • , 1 le€J �E� 1 ,c, DdSite/Plot Plan pv / ��G ii, iivl�f 6�it/� f/ (#of copies based on pre app check list) f k; 1 C Site/Plot Plan (reduced 8'/2"X 11") fr IN f /f7 $27 -Cif 2 Applicant's Statement ' a // /9‘ �� (#of copies based on pre-app check list) a Construction Cost Estimate�i 2,1gv USA Sewer Use Information Card (� r) Lai t 1,0-0'o � (Distributed/completed at application submittal) 2 Sets of Pre-Addressed/Pre-Stamped to( qc a te- � , r-Ca- Legal Size Envelopes Filing Fee (under$100,000) $ =;; ($100.000-$999,999).. $1,600.01 (Si Million&Over) , :0.00 (t$51$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 property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. IAT.D this /J day of JGtiC Owner's Si• atur- Owner's Signature - Owner's Signature Owner's Signature 2 Customer Receipt CITY OF TIGARD Printed:06/28/2000 14:59 User: front Station: 02 Operator: SSC Rcpt No: 0003349 Date: 06/28/2000 Customer No:000000 Amount Due: 1,600.00 Name: JOE GREEN Cash: 0.00 Address: P.O. BOX 759 Check: 1,600.00 PORTLAND, OR 97207 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 1,600.00 C C (c% 9-6 JOE GREEN INVESTMENT CO. GENERAL CONTRACTOR OCCB#57652 P. O. Box 759 Portland, Oregon 97207 Matthew Scheidegger October 13, 2000 Assistant Planner City of Tigard 13125 S.W. Hall Boulevard Tigard,Oregon 97223 Re: Submittal - SDR2000-00015 (Green Office Complex) Dear Matt: Thank you for taking time to meet with me on Monday, October 9,2000 for the purpose of addressing issues on your July 26 letter. As per my understanding at that meeting, Item number 1 is resolved internally. I believe that I have addressed the balance of the items, numbers 2 through 11, in total with this re-submittal. Item# 2 This item is addressed by a arborist report. Any trees not mitigated for under our planning and landscape plan will be mitigated for by payment in kind. Item# 3 This item has been addressed by placing only one office on the site. As per our conversation, lot line adjustment will actually result in a lot line deletion pending site approval. Item#4 All items are submitted to scale. Item# 5 Addressed by scale drawing. Item # 6 As per our conversation on Monday, I submit to you the only items that I have. I do not have the sign in or sign out sheet, as that was at the police department window the evening that we had this meeting. Item# 7 A clear landscape plan is submitted. Item# 8 FAR calculations are submitted on scale drawing plans. Item# 9 A traffic study is submitted. Item# 10 Engineered drawing to scale is submitted. Item# 11 Deleted. I believe this will make this application complete. Please contact me at your earliest convenience if you find any discrep ncies or omissions in our application. Your guidance has been appreciated. Reg ds /Green PHONE/FAX(503)678-6266•MOBILE(503)970-2927 n CITY OF TIGARD Community Development Shaping,4 Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 3/5/2001 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00015 FILE TITLE: GREEN OFFICE PARK APPLICANT: Joe Green OWNER: Same PO Box 759 Portland, OR 97207 PHONE/FAX: 503-678-6266 REQUEST: The applicant is requesting Site Development Review approval to construct a new 3-story office building of approximately 13,600 square feet and associated 46 parking spaces. LOCATION: 11565 SW 66th Avenue; WCTM 1S136DD, Tax Lots 100 and 200. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.765, 18.780, 18.790, 18.795, 18.798 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ] TYPE I TYPE II 7 TYPE III —1 TYPE IV DATE COMMENTS WERE SENT: NOVEMBER 9, 2000 DATE COMMENTS ARE DUE: NOVEMBER 27, 2000 HEARINGS OFFICER [MOW DATE OF HEARING: TIME: 1:00 PM PLANNING COMMISSION [MON.) DATE OF HEARING: TIME: 1:30PM CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 7:30 PM 0 STAFF DECISION (TENTATIVE) DATE OF DECISION: DECEMBER 21, 2000 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION • VICINITY MAP ® LANDSCAPING PLAN ® ARBORIST REPORT • SITE PLAN ❑ ARCHITECTURAL PLAN ® TRAFFIC IMPACT STUDY • NARRATIVE ® GEOTECH REPORT n OTHER: STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 317 PUBLIC FACILITY PLAN CHECKLIST Project: C () c.E, Pi.kt- FOR Date: ---ti LAND USE APPLICATION SUBMITTALS II COMPLETE ❑'INCOMPLETE GR DING Existing and proposed contours shown? Are adjacent parcels impacted by proposed grading? I I Yes F"No ✓❑f Adjacent parcel grades shown? STREET ISSUES Right-of-way clearly shown? Centerline of street clearly shown? a) Name of street(s) shown? Existing/proposed curb or edge of pavement shown? — Pt-AA' Profiles of proposed streets - A Future Streets Plan provided? (subdivisions and some partitions) profiles topo shown on adjacent property? � --T � t.T ‘ ,..1C- IN study required/submitted? IN Do proposed street grades comply with City standards? ,t(,. 47 Widths of proposed public streets shown? • SvJ (e 1 "A'° l . Widths of streets appropriate? lM fTcvc. wt i.4 A I i ti,-) Are private streets proposed? �c,�ea %(z_ r ,a under 6 lot minimum? A c P _ ` ❑ width appropriate? I lother: • A cces" 10 �nsT APP E-4- Zo Val crhr 1, Z-S goy...) . vve AtwY-e T t- P ✓1 L-i -Cc 5t-It.v./ us Ass.! Ac- )') S�I��•�c Tr1.,ri b-4St5 , 1 SANITARY SEWER ISSUES A,_so tE A SS v5 p2aP05 T > 5`c/ Existing/proposed lines shown? ) _ _ -'J Stubs to adjacent parcels required? << L'J� M)Si P��� � `' L-- -,-r.WATER ISSUES I Existing/proposed lines? - Existing/proposed fire hydrants? STORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines? Ar Preliminary sizing calculation of water quality and/or detention provided? v Water quality and/or detention facility shown on plan? I-- ---- does area provided match calculations for size requirement? OLA Stubs to adjacent properties required? g----- Water quality and/or detention shown outside of any wetland buffer? 1:\eng\brianr\masters\public facility plan checklist.doc REVISED: 06/19/00 July 26, 2000 Mr. Joe Green P.O. Box 759 Portland, OR 97207 RE: Notice of Incomplete Submittal-SDR2000-00015 (Green Office Complex) Dear Mr. Green: The City received your request for Site Development Review (SDR) approval for the above-referenced project on 11565 SW 66th Avenue. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development /i( 60) Review. The following clarifications and additional information are required before Staff can consider your application complete and begin the review: J1. Provide a copy of the pre-app notes. 4J -d) Tree Mitigation and Protection plan must be provided by certified ` arborist. Plans show trees to be removed, according to the code, a tree mitigation ad protection plan submitted by certified arborist is required. //e.e2( 6 Plans do not reflect narrative in the following manner: . The plans show dimensions for an office complex with two buildings, the narrative addresses only one building. • The plans show two accesses to the property, the narrative proposes one. • Which parking spaces are proposed with first building? . Plans show Lot Line Adjustment, narrative does not mention a Lot Line Adjustment, nor has an application or fee been presented. . Landscape percentages shall reflect whole site, not per building. / i [ /vee0A �4. Submit revised plans that are to scale. 4/�Cd1 ^5. Provide location of properties with 25 feet of subject property on plans. ^6. Provide neighborhood meeting information. -e 14 --__J-7. Submit clear landscape plan. Plan is too busy for Staff to adequately review proposed landscaping. /1/..Ad 8 Submit FAR calculations and/or revised site plan that shows the ✓ maximum total square footage (not footprint) does not exceed 40% of / ,,,�� site area. /✓ A, 5ut5mit traffic study. Contact Brian Rager for more information. M0 Submit plans that show existing/proposed curb or edge of pavement of SW 67 s Avenue. 67th Avenue should be improved with standard half- street improvements and a culdesac bulb. iv 4C -41. Access to east appears to be within 1-5 ROW. Show proof of existing access easement. If the vacated 66th Avenue is 1-5 ROW, then parking stalls on the east must be removed. Once the required information has been submitted, Staff will deem the application complete and begin the review process. If you have any questions about the information contained in this letter, please feel free to contact me at (503) 639-4171 x317. Sincerely, Mathew Scheidegger Assistant Planner tcurplMnathew\sdr\SDR2000-00015.acc.doc.dot c: SDR2000-00015 Land Use file 5D0o X —LS-- PUBLIC FACILITY PLAN CHECKLIST Project: (D c PRAL- FOR Date: ten) o. LAND USE APPLICATION SUBMITTALS 1 C MPLETE ❑ INCOMPLETE GRADING Er Existing and proposed contours shown? jJ Are adjacent parcels impacted by proposed grading? ❑ Yes E Adjacent parcel grades shown? T EET ISSUES Right-of-way clearly shown? R� Centerline of street clearly shown? 2 Name of street(s) shown? EY Existing/proposed curb or edge of pavement shown? QtAA Profiles of proposed streets j:10\a Future Streets Plan provided? (subdivisions and some partitions) ❑ profiles �/ ❑ topo shown on adjacent property? [ ❑ Traffic study required submitted? Do proposed street grades comply with City standards? pt/' Widths of proposed public streets shown? Widths of streets appropriate? P Are private streets proposed? under 6 lot minimum? ❑ width appropriate? [Other: SIITARY SEWER ISSUES [� Existing/proposed lines shown? j:g4^ Stubs to adjacent parcels required? WATER ISSUES j Existing/proposed lines? (� Existing/proposed fire hydrants? ST9RM DRAINAGE AND WATER QUALITY ISSUES r Existing/proposed lines? H> Preliminary sizing calculation of water quality and/or detention provided? E✓ pter 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? is\eng\brianNnasters\public facility plan checklist.doc REVISED: 06/19/00 hop„to'I R_ CITY OF TIGARD November 7, 2000 OREGON Mr. Joe Green P.O. Box 759 Portland, OR 97207 RE: Notice of Complete Application Submittal SDR2000-00015 (Green Office Complex) Dear Mr. Green: 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 06/06/2000 and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions regarding your application or if I can answer any questions, please don't hesitate to contact me at (503) 639-4171, x317. Sincerely, i \ Ma hew Scheidegger ---r—. '.7---- - Assistant Planner 11curpintrnatttewusdnSDR2000-00015.acc 2.Goc.dot c: SDR2000-00015 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 urr UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY July 7, 2000 Joe Green Investment Co. ATTN: Mr. Joe Green PO Box 759 Portland, Oregon 97207 RE: Green Office Park in Tigard, Oregon (Tax Map 1S136DD; Tax Lots 00100 and 00200) Dear Mr. Green: 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, Alison Rhea (0,7,, c�. Site Assessment Coordinator E:\Development Svcs\SP 00-7\Cert Letters\1S135DD 100 200.doc 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX: 503/640-3525 PO Box 820 Sherwood 97140 Fax:M-6179 Ph:825.6177 Pride Disposal Co. Fax To: n/i u From: 1-�101 n`� i-� 03 2-'1 S o 7 Fax: Pages: 3 Phone: 503 24/ - 3 s Date: 2_7- 00 Re: CC: O cLI,L,„/ __ ❑ Urgent ❑ For Review ❑ Please Comment❑ Please Reply ** Please Recycle ** • Comments: ; posis "til5 in); I( 144- a2__� 4-e-t-i (mss3- ��. . fi • 0„s S w h • If:..(24--LA-i-t-7 147 11 . 1\111411 \— EXISTING CURB /y I tit/4.4(..-14.n....... Orie ' t / N.. ..... -STORM .. ORM ,L , tf m �N. AREA DRAIN ` # 2'SPRINKLER _ �� 00 \. I I CONNECTION m ' ° j I W/ 2 1/2" DDC INSIDE 1 FF I' ' - U BLDG. j u F F 353.5J -N I. -_•` 4M� I , FT 353.50 1 _ .- STORM CO 1 - - - --- . (TY�.) 1 I 1 4" ROOF DRAIN A No-9 CONNECTION = 3/4 METER - - CONNEC 'ON1 - :s i / Lrj;1 2. r..v) . i • a ., , F7'53 ; • ..-, ikkaa . , -- A riict Illbg`>. A :..." . , I{ • /1 "ROOF DRAIN 't�I 7o 10( t CONNECT10 it r et 1 I' �'/.� CO NECTIpN 64.8 LF 4" WATER • I I _ .�, 4 SAID CO O° 1 F M cn ` - - - -.F - -- '---- -S1' 1I0T TAI-- o , ''� = , r I -*1 I EXIST B C r) ' D .. STORM 8 6" SAN kipiki._- �* ; WATER UNE I W/1 o -LF - 1�- - — - - - --- - - - - - _ _ ._ .__ _. _ . . . !. _ i A g,. .o O (TYP� - .— _� v •- -- - - .. – FIRE N'fD I --� ra 3S �� SS 96.5 LF 6" SS PVC .3034 t E!..V . . �m ' J1 w i —1 .e il CI 1 I f; cn in ti? III _______________ii IL---- 1 ,__..t-4 i 1 • I FRB _STORM dB 1I STORtl�d C8 !' `! !.._.,. . (1YR) I L '; i r( %'P.). ■ Au9. 02 2000 Lk,.13141 P7....! FAX NO. : 503-5259266 DL ENGINEERING - --.. r----- < ; . II \*/ A ' . . , i . 1 • ( I . 1 I------. . 1 i ■ \\ ; i I V I I i I ; • I I I ' =.... ...... ....7 i • I I I I i; 1 1 1 ; 1 ;,-; a; ..5 :', ; . 1—T—i, Hi I 1 ; . ; • % I ;\ I ___________m_ ,----- ; ; 1 , I I . i ! 1 • ,—... 1 ! •wer. CD i (14 04 ! . .P, .; L A •,.. - I 10 Cc, ..—•-••■• Ce A:1.9 13 .- eiti 9 •' .4 I.lant___ID ._._-".`II--€ -0.9— '', . . - --"---Z --A'sr < I A-11 L t -6...4...--.--.. —-- . s 1 ' - Till '. . 1 I i . 1547ie ..- . y . . 6 I 1 ! , ! I !Dr, ... r,...-......... . ' > i ; I ri_. ..■,........- • i ‘ i ; I .s::a.. i ti h"-- - , r) ) i . 1 1 i / I , / I . / t 1 . , . i it_____ / . I I 1 1 f P3-1/4:1■ -1 ! r Jim ----.---"--73 7N—L--------4 I < 6•■•■■•■■•■•■•.... ——......... i I ; I ilFI ilite-----a--"-----.-."''— 1 S 53 \‘ci //)//g/ • ;;:o OKIILTIN11.3K.1 CULAI -Ni • to!: rvel 11.;11 A VW on/Ty'le . • unvw Linvow=m pc: in Alia MA-7R-nno cocnow,,cmc " vii yy Tut:•14:41 PAT_30a q9' 41388 r Wi ENGINEER I\Q 001 TUALATIN VALLEY WATER DISTRICT FIRE HYDRANT FLOW TEST REPORT Location: $( ) 41oY1' eari,Sul Ir Date: 7,4150 Test Made Sy: (Company& Individual) ee. l Witness: Jul 41r�� _7/00-4AZ Time: ., /$i rf Purpose of Test: $6.46— 404.0,1 ANS71444.,Ias/ #1 #2 #3 #d Tota' Flow Hydrant Ports GPM C Hydrant Coefficient D = Inside Dia. Of Outlet, y " in. P_ Not Reading 9Q Q=GPM r8ers=. Flow equation: Q= 29.83 C D2(P)14 ; Use C = 0.9 for hydrant pitot flow gauge See Hydrant Monster data for row equation. Flow tubes Used? Yes No x Hose Monster Used? Yes Y _ NO No. of ports flowed at a time: /4„. Stolle Pressure 41:7 psi Residual Pressure ? —psi Flow at 20 psi Residua! Pressure(Calculated) j_ qpm Remarks _ -- Location Map: Show on map which hydrants were flowed and which were used to monitor residual preisurej. Label ports#1,#2,etc. e°/.w Aid StJ4774 "VC d (SO $A •~ Notes: R 6•v Orr A✓& f saJ a„._ rtw mapping,flow or pressure information contained herein reflects cunBftions on the date and time of the test. Tualatin Valley Wow District makes no representations as to the system's ability to meet apeciflC fire flow requirements. Future system capability may differ from me flows reported herein because of subsequent modifications to the District's system and/or because flow and pnesure may vary by time of day and season. _ .__ 4FHlea!ioni.aO Post-It/Fax'rote 7671 9a2° Li c WH-T.S0 000 740 "-ray 9926-;;:S-ZOS : 'ON ::Hd 9N1'J '11':N3 "IQ ; W[: AUG-O2-08 THU b ( :51 rThN I KUI'I HK1.,H ogoc..t. 1- . W, N • Ft� Met�thu !s POW i n L.. mt��tlae 1ta.e..s 3aa1air$.IW unipoit 474$SW 5lreNtli Dr, 7401 aN Mono Court aL►7 street kewrtoo,OR 07074 Tuatara,oat$7042 Orneen tatty.OR"iamb Tualatin Valley 5 3)121.44 (soa701R-7054 (593)4b1-13e4 Fire & Rescue Fut IMAM-253i FIX(ao$Ia1X7lQo Fax 003)637.7$14 FIRE FLOW and HYDRANT WORKSHEET This worlcsheet is reguinset to be submitted to and approved by the Authority Heving Jurisdiction(AHJ) before any permits for new budding construction,building expansion,or fre hydrants win be rsaued by any building department within the TVF&R District. Please complete,sign,and dete the PREPARER INFORMATION block Then complete the GENERAL BUILDING INFORMATION block '..astty,complete either Item A or 13,and items C,D,E end F on page 2 VW CALCULATING REQUIRED FIRE FLOW. please clearly print all requested information, See the nstructon book for help filling out the fort or call one of the above numbers. PREPARER INFORMATION ..,, Preparers I t . ��.� Phone: w ( 619 Fax:_ 2 S. i/i6f) Nchnect i Engine-et of Record: _ L D r A-it'LCg/RJ 62 ..__.� 2 Z s--l 6 Fax: S 24.---9 24 ____ _ 1 Phone: - _ forepaw Signature: _. ! / _ Ore- - C? L2C2._ GENERAL BUILDING INFORMATION 1. Pr Diet t Name. _ -L — e 2. Project Address: _ .t/ k --- -_'_ any: ' b ix:V county: LAA Lp: _l 7.UU q ). Gonstrvct S bn Types 0 Type!Fire Re.►awe or Type tt Fin Rreisttve 1 0 Type II Ono-hour or Type on ono•rwvr i it Type or Hoavy!Woof or Type V One-Poor 1 0 lyps II tlet1.rated or Type III NOn•reted I pe Y Noft retttd tt � O _Square Feet t O. Total Bundinq Areas � _ q o 6. total Fke Area; ___ 1 [ D V Sow*Feet i. 6. Building Fire Flow: 1 9-d O oellene pet Minute(Table A•u1.1-1) i 1, )car thgtpretprwit in o►:' r r. - .n 5112 X'1 d 111;11 d nvq trq L+it t.tww in•.—J _en l �, ____ MG 1. True d OrxuPancy or Use et Su11d1 �•-•••s T1-15 UM le FOR FIRE p6PAR-M c O uCE ONLY .-el .d C• Fe8• rg0C Moue, unaiN3L,: fc: rr lb: 00_ 12.--inr Id 1407V:F13 IniTiOz .1"0 •bri 9947E-SG'S-SUS : •0t, XH.A Ot 112133N 1 JrdJ 10 : i ., , eP CALCULAT1N0 REQUIRED FIRE Ft.OW A. �IngIu Occppaney ti r4 ur •nee�•m QQ+Lf esr u.m e) Al Building fire Flow ` S11 p 3 CPM fE 2, Occupancy Factor - 1 t✓ - 1 Ai IMuIOpy r;n.as by iln•w2)... .... Required Fie Flaw 1 �'0 .GPM r y.� i QCC.gDartcjy M O W A (lumina Isere e.mar us.Item A) ^ �, A) I /✓ i P1 . .Oeterrnine percent el each Occupancy Hard In the Wearers. ' (Occupancy Haze w1 Clam) (fire Anil) (Total Fire Ares) (Percent or Fir.Area) E Light Hazard SF ♦ _ SF x 100 a._ _.....__% 1 Ordinary Natard Grp 1 SF • Sf a 100 • _^�y. I Ordinary Hazard Grp 2 SF • ----..----.....,aF x 100 a_--_.-- ..% t Extra Hezer4 GRP 1 _ -SF 4 SF k 100 . —_ % ; extra Hazard ORP 2 - SF t _SF x 100 a __ �x, 1 Add all of the percentages In the last column,they must equal 100% ____yl, I I j. 62 Calculate Fire Flo* (Oa-awl named tiger) (Factor) (Fire Are.) (Fire Flow) (slag Fin"ilea) ° Light Hazard 1.00 s ,% x pPM • GPM 4 i Ordinary Hazard Grp I 1.20 x Six GPM o ppfi Ordinary Hazard Grp 2 1.30 X _ X a OPM __—aP d Extra hazard Orp 1 1.40 x ,X 2t ' _GPM • _ (3PM i Extra Hazard Grp 2 1.50 x % 2s OPM r- - _QPM I 63.....Requrred Fire Flow ______GPM al - -. _ -.... -- __ _ .. -�....-:._.-.,.- 1 -4 Calculate the minimum nujr of flra_hydrants required Required Fir•Flow(AS)or MT)t SOOGPM t 1500 a A... ,No.al Hydrants (Minimum 2 Rest.) j _. �.. -- --- . .._- _ •• ---� D. Reduction 17f flee w (check one burl only and then complete the Calculation In Section£) f Di. . Q Multiply either tine Aa O_B line B3 b2 WA for furl fire Mann P2 . Multiply either ling A3 0�line 53 try SOS for automatic sprinklers D3 . ..�1 Multiply either line A3 0 xne 03 by 25%for central station euperviteo sprinkler protection E. R ••uradtirellowin r ••n•s•r mar El s•iStklart)• E2 ••. Idl Al� ' ,,,aye use Et.noel provery is prtended wit automatt am tprU113er protection.also use E2. 5ee Fre now wortaheer 1 •.svt,1:tons'or GPM°AMA/es 10 add to sprinkler demand. E El . fire FIve. GPM x Reduction• ,,Y 1t,.Taut Reg.Fire Flow pPM• 1 (i�ry A 3 in_ (i.IM D 1,D2,100) El .Fire Flow GPM t GPM— •Total Reg.Fire Flow GPM (Un•(1) epr)ns1.r Dtmar+d i} Minimim 1500•Mnrimum 3000 GPM •-Sprinkler S ter•+Dernend WMhout Hoes 9 reams OF, _ .,. —_ -- — Test Results: _� U OPM `t 1----- F. Avaiiabt,r Flro MOW t o the I Picea@ attics+dx,um ,Mtbn of the flow vast t1181 was mate.R shoe Include date.time.Motion 01 etaciresk3ual and tow votaries errs the tester's mime,phone lancer anti edam, _ is '. °i0BNZiOG Hoed unezr.i3-■ :F:•i 1H4 GO- t;S--vat '9 IT:80 RL10;_ '0 ''.511171 99(6-ScS-'DS : 'ON Xtjj 01,J13914191.:1 10 : . AUG-02-00 THU 07 :53 MF_NTRUM ARCH 'eetvrsnotsO r. no r'-. •... .G.A.LCULAT)NG REQUIRED FIRE FLOW A. singleOcoppancy Here r4 (rru.+n4r.mA, eslmm8) / - ` Al building Fire Flow Lv ppy A A2. ........................................ Occupancy Factor _ II , I: I A3 rirltilt)pty line Ate,flee A2) Required Fire Flow - 1� Q'0 GPM I— B. tat{prg Occupancy_ 47.Btd (If using item e.mar u.e Item AI (� 131 Determine percent of each occupancy hazard In the tiro area. /7 r ccupanry Niiard Coss) (Fire*see) (Taal Firs Areal (hre•nt*(c+,•Aron) s Light Hazard SF + SF x 100 e % Ordinary Hazard Grp 1 SF + SF x 100 • _ % Ordinary hazard Grp 2 SF 4, . 8F z 100 a ~�__.96 I It Extra Hazard GRP 1 _-- 8F . _ _SF x 100 2: 4T____% 1 Extra Hazard GRP 2 .SF SF x 100 • __Ye Add 011 of the percvntspes in the last column,they must equal 100% Y. RY Calculale fire Flow i (OOCtgary rlsssrrd Classl (Fetter) (firs Ante) (Fire flow) (Bldg ibo flow) Light Hazard 1.4Q r; % x _ _ - _ C3PM -____GPM 1 Ordinary Hazard Grp 1 120 x % X GPM = GPM Ordinary Hazard Grp 2 1.30 x V. t GPM • GPM f xtra Hazard Grp 1 1.10 R % x CPI4 • GPM F t a Hazard Grp 2 1 50 x . V. X GPM * _ _. .___( Pitt td3 .. Raqurrad Fir, Flow �._. OPM ( t rG. calculate the minimum number of fs-r1 hydra is r tuireci R$quired fits Flow(A3)at(D3)J OO PM i 1504= 1- t+lo_of Hydrants (Minimum 2 aW^� ---- -- -- s,t D. Reaucpon Of lire flow (chock one box only rid then complete the Calculation In Section E) t Dt O Multiply 641-rsr line Al 9 Itne 93 by 75%fora tus Are alarm 1 02 . . .... ... Multiply Hitler Iln0 A3 0 tins 53 by 30%for automatic sprinklers i D3. .......... . D Multiply either fine A3 SN3 Irma 83 by 25%tor central station aupery$ed sprinkler protection . . . __-A ire A% 1,•.11.It•„tet N/3- r FIN MitrShef'sQlvkslpn Office ____ MI tiemt Qrrtailgn §extlabeiliil Lot inv , -�- �►• 7401 SW wean Goa rt •L/Pk II gee t • RECENED PLANNING 64,DoRit 711/49 Wi.AL;,Z5P/mahee_ NOV 2 2 1999 CITY OF TIGARD Date of Mailing November 19, 1999 To Owner or Resident within 250 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 on tax lots 100 and 200 Map # 1 S 136DD, 11565 S.W. 66th Avenue; North of Baylor Street and the water tower, West of 1-5, East of S.W. 67th and South of Atlanta Street. We are proposing to construct two 3 story office buildings with related parking on these sites of approximately 14,000 sq. ft. each.building area. 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 Thursday December 2, 1999 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 2 @ 503 248-0385 if you have any questions Sincerely; Ba af�` � y entrum, Architect FE OF OREGON i SS County of Washington . I, Jerry ', o r,, of Assess- ,- and ,.‘1,,,..•!.d _ :tidr_?. •ffi •o County Clerk for :. • rte�A X00;.-..; d;{ -rtify that the wit ' 'iC �..� .r' , , eceived and re o` •*• y • iO,t •• •f said county U , :-= ter e=s.• ,� "ri sue'" t3 + �G ;* ,aJ •irector of 1 �a t' v axation, Ex- O l iClerk Doc : 2000025077 Rect: 251834 37. 00 03/30/2000 02: 0'7: 35Dm I _ Lt '\. '" C, / {.?-. --- ..'`` . STATE OF OREGON i/l/` / ) ■I REGON TITLE • C• my of Washington 1 SS �� i(�,I W ∎ 1 urance Company I, rry an W. �.�.r of Assess- li s o County • Clerk for ,':"..71'. . r �!, ,-rtify that the with i q � nf: - .ceived and mt . ree. •.: . . VY ott1•?,.•f said ro After Recording, Return to: countyr, " ' ' y}r JOSEPH W. GREEN ' ' . � dam{ �s Si A ,1 PO Box 759 riiA� ,pP •� � Portland, OR 97207 ,y « c� +,'''AT.'-' :o 1irector of i°, Until a change is requested, tax statements ys i! lark lion, Ex- shall be sent to the following address: Doc 98119002 Rect: 219396 (same as above) 10/26/1998 02:47:40pm 248. 0 STATUTORY WARRANTY DEED .• (Individual) /c.).u (Above Space Reserved for Recorder's Use) G FRED E. JENSEN II conveys and warrants to JOSEPH W. GREEN the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein: See Exhibit "A" . L©t;s-±9;--2O---2--1-;-22, 23--and-24-; Biotic--4,according-ty- Lhe duly-f•ri_ed-flat-of--4 ST• PORTLAND HEIGHTS, in the City of.siga-rdT---filed March-22-,. 1890, in Plat Book 1, Pages 55 - -87— of the Csu ty-o.f--Washing-ton-and-St a-to-of--Oregon. ?: THIS DEED IS BEING RE-RECORDED TO CORRECT THE LEGAL DESCRIPTION i g (11 :4 s (e `14sii 00i2- IA z.- � :' WASHINGTON COUNTY E"'., +s • . REAL PROPERTY TRANSFER TAX F ;" - $ .2W.00 /o•2i.•9g a Tax Account Number(s) : 1S136DD-00100/Key #R285792 ', 44.1, , FEE PAID DATE 3 e This property is free of encumbrances, EXCEPT: W Em 1. The subject property lies within the boundaries of the Unified Sewerage Agency and is cn subject to the levies and assessments thereof. 2. The subject property lies within the boundaries of the Tualatin Valley Water District and is subject to the levies and assessments thereof. (Continued) The true consideration for this conveyance is $212,000.00 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS GAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED thi �( ' day of October, 1998. X / 44ki4/Y FR E. JENSE STATE OF CALIFORNIA, COUNTY OF T(I,t,95ADE- )ss. , ,9 The foregoing instrument was acknowledged before me this 4dri day of October, 1998, by FRED E. JENSEN. �J l 44L // �4' 1 LYM TIM AOM c Nota Publi�t6r Califo nia ; *� Conmimien111• My Commission ires: //Z3/2�Z/ "ti Z ' ; NdayAible-Caltals Rlverslds ``' ' My Comm.Expo 23.2001 . ... Order N . : 370651w / - a '2__ STATUTORY WARRANTY DEED (Continued) ENCUMBRANCES (Continued) Order No. : 370651w 3 . An easement created or disclosed by instrument, including the terms and provisions thereof, Recorded September 14, 1979 as Recorder' s Fee No. 79-37562 In favor of State of Oregon, by and through its Department of Transportation, Highway Division For Permanent slope Affects Please see recorded document for details 4 . Easements for existing public utilities in vacated street area and the conditions imposed thereby, reserved by ordinance, Number 87-09 Certified Copy Recorded July 22, 1994 as Recorder' s Fee No. 94069054 5. Covenant to bear a share in the cost of construction, maintenance or repair of motor vehicle driveway easement which was granted over adjacent property by instrument, Dated July 11, 1994 Recorded July 22, 1994 as Recorder' s Fee No. 94069055 Affects Please see recorded document for details 6. An easement created or disclosed by instrument, including the terms and provisions thereof, Dated July 11, 1994 Recorded July 22, 1994 as Recorder' s Fee No. 94069057 In favor of City of Tigard For Public utility Affects Please see recorded document for details 7. An easement created or disclosed by instrument, including the terms and provisions thereof, Dated July 11, 1995 Recorded July 28, 1995 as Recorder' s Fee No. 95052203 In favor of City of Tigard For Public utility Affects Please see recorded document for details 3 EXHIBIT "A" PARCEL I: Lots 19, 20, 21, 22, 23 and 24, Block 4, WEST PORTLAND HEIGHTS, in the City of Tigard, County of Washington, State of Oregon. PARCEL II: That portion of vacated SW 66th Ave. which inured to Lots 19 through 24, inclusive, Block 4, WEST PORTLAND HEIGHTS, by reason of City of Tigard Ordinance 87-09, recorded July 22, 1994, as Fee No. 94069054, Washington County Records. PARCEL III: TOGETHER WITH an appurtenant easement for ingress and egress of motor vehilcle, pedestrians, and uses incidental to any lawful use of the property, as granted by instrument recorded July 22, 1994 as Fee No. 94069055, Washington County Records. L� iv ._ C ` Si. _OF OREGON l SS r County of Washington f • or ))I) 1 REGON TITLE I, Jerry R. Hanson, Director of Assess- i, i . urance Company • ment and Taxation and Ex-Officio County Clerk for said county, do hereby certify that • the within instrument of writing was received and recorded in book of records of said After Recording, Return to: county. Joseph W. Green � ier•P• PO Box 759 • Portland, Oregon 97207 Jerry R. Hanson, Director of ' Assessment and Taxation, Ex- Until a change is requested, tax statements ottigi9Yq.Qyntyclerk shall be sent to the following address: . Same as above Doc : 99085135 Rect: 235947 261.00 • 07/19/1999 02: 10:04pm • STATUTORY WARRANTY DEED .• (Individual) . . . . . . . . . . . . . . . . . . . . . (Above Space Reserved for Recorder' s Use) -� Anne Leiser, Trustee of the Amended, Restated ANNE LEISER Trust dated May 23, 1996 d'V conveys and warrants to Joseph W. Green e4( the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein: Lots 1, 2, 3, 4, 5 and 6, Block 4, according to the duly filed plat of WEST PORTLAND HEIGHTS, in the City of Tigard, Records of the County of Washington and State of Oregon. O V EXCEPT that portion of Lots 1 and 2 conveyed to State of Oregon by Deed recorded in Book ci 340, Page 605, Deed Records, Washington County, Oregon, ALSO EXCEPTING THEREFROM that portion of Lot 3 conveyed to State of Oregon by Deed recorded in Book 339, Page 444, Deed records of Washington County, Oregon. �Z.. `�,t WASHINGTON COUNTY 0 hr �., REAL PROPERTY TRANSFER TAX c� ` $Z25 .00 1 - lq -�9m Tax Account Number(s) : 1S136DD Tax Lot 200 ! FEE PAID DATE This property is free of encumbrances, EXCEPT: 1. The subject property lies within the boundaries of the Unified Sewerage Agency and is subject to the levies and assessments thereof. 2. The subject property lies within the boundaries of the Tualatin Valley Water District and is subject to the levies and assessments thereof. (Continued) The true consideration for this conveyance is $225, 000.00 which is paid to an accomodator pursuant to a 1031 exchange THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this % Ol day of July, 1999 . Anne Leiser, Trustee STATE OF OREGON, COUNTY OF WASHINGTON)ss. The foregoing instrument was acknowledged before me this /6 '' day of July, 1999, by Anne Leiser, Tr. to of the Amended, Restated Anne Leiser Trust dated May 23, 1996. Notary Pit 1 • for Oregon My Commission Expires:re s: 1 5/ 7C4'`'+ OFFICIAL SEAL Y P �� ���?:� r;7 _/ r; 4. LAURA J.BUTLER `,� . NOTARY PUBLIC-OREGON "II COMMISSION NO.31288T Order No. : 372995w MYCOMMISSION MIRES MAY31,2002 1 - 2. • STATUTORY WARRANTY. DEED (Continued) A ENCUMBRANCES (Continued) Order No. : 372995w 3. The rights of the public, governmental bodies, and public utilities, in and to that portion of the herein described property lying within the limits of streets, roads and highways. 4. An easement created or disclosed by instrument, including the terms and provisions thereof, Dated December 11, 1961 Recorded December 12, 1961 in Book 454 Page 347 In favor of Adjacent property owners For Water line Affects A line that runs from the West to East property line of Lot 6 approximately 4 feet from and parallel to the South line of Lot 6 2 "LLIT Try.'F VI 1/4110,I Pri:41 f tikra 07 Lir ei-61 •1"I-" INWD ENGINEERING il Of: - -- S Tj • k • 7 v77( S -----,,_ • \"....\ '.. Li trfr / , a'Cv • .—....„....—...____41, _......• > rommo..milialeinwrINI :,.. 1 e'.1%.111: I . . Cr I rti /044 e i I 0. ,•••■ : ,, i . . 1 j ....-- 1 / SII le( 1 d /CII' 1 / 1 goifie/ti V) LLJ ( ! 1 0 / L. 142 11;.:AR.P RES. I I I i > i '' . •'■ ---- -r- I ! I < , i *---___..... _ , 1 MG. I i % %a (.•)`..__,.•‘‘ i 9 .L.11 , r 16 I ... 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Mi %' 2 �rl •° . 34:7.00 0�o°°.r 5% t hut 5X ,Ilk ,;.:,•.•,;..0 ° 0 0 o 54 �� 0p�•:•o o r^ .000co' y6 -' iiIiF:I0 0 00000 u`' a = w' ° ° y •,000 ©/ I! 113 RET. L I- f WAW(S'M N — �J. 1IiT11!!i 2_ _ - ICJ 1 5N c3 I� �`� _ ' _!!!!ih1 '- y\�MENT MI 'I INLET 8ARIItI ER I� — — it;n• J .)1130 (T1P.) WA,R OUAUTY/ 2 T I GARD WATER D 1 STR I CT W TER .. ANTITY FACILITY IWO 780 . )/DETENTION 680 Cr) M U E WATER RESER VOURS ! I 1 f-2,2.KLb FlR fi, DOUEI.CFILE VIBVRt4R S.W. ATLANTA STREET 10-KELSEY••- ..• S-VIP!MAPI• / P/0[tQD SCARED AREAS b_ - .. --- - / \ WM EROSION CONTROL M% II - N S �1 v � � V � S :.I�M � eQ a i0� 4 t� 0■4�0 � £E LJJOI ►. 00 , , „/ ._ ..... r1 RCL�OOEbRGX -- 'Alit •• - -� ' e �p Ga..aON BE..RBERar w ' itarO�T ) ( � ( _� 1 : -- - Mill \ ,....., lk-c...._f - Airk i.„ 6. & > NNE r i4ll t i s �_)il•11,■■r-•: ''-'d','g .__. .--- ( Ai 1k 1 N _ ! - .•I _ -. 2•.=v.•.• T __..._ ..u.-.._. MAR! _... ROTATE(S)TIMES A __ COMMON BEARBEIlRY-M. 1 BRON i_ RocKe ". // -tea k I EVONYP1/5 1I._ _ -_-__ .__...-- '�I. 1100 X0000111 ���\ la0000610000 � i0000i,1 iI i (n IlS ( 2.1•EMERALD CARPET S'- -�' •CARPET 5-EMERALD CARPET ,-••• RBERRr ` nz -Pw - iii ik-,:,, a / II IlivAllik ,, .. .. Ammo diffiregmstowiNigito—unatmamff.•011110141111SIV•--do..4*F- ../ V IF liNirtilly .-11,0". 46 RED BARBERRY BlORYMXS N?MV•v .- ELtlNYM15 •' I NY)N'M15 BX.tMM15 OlO MV5 I I P . OCT-30-00 TUE 12 :06 MENTRUM ARCH 5032480385 F _ tl_. ,: MOTH 111 f 4I1 (TU4q-E! 0 ,t-. .. E J October 30, 2000 s; 4 It1(O. PO.kAT ()Green Office Building Cons ruction Cost Estimate rr 13,614 square foot x $70.00/ s�.ft. = $952,980.00 Hard Building costs Project Summary The proposal is to construct a new 3 story office building of approx. 13,600 s.f and related 46 parking spaces 0 1S136DD tax lot 100 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 C1T area is East. The office building is allowed outright. 2. The site area is 34,274 s.f. The lot width average is 158 feet The front setback, is 6 feet and the rear isabout 100eet. The east side setback is 80 feet and the west setback is 10 feet. The maximum impervious site coverage is 85 % and the t landscaping area provided is 15%. The FAR is 40% which is13, 709 s.f. max footprint but the building footprint is 13,600 s.f. so is under the max. The building frontage is 210 feet wide which meets the Tigard Triangle standard. 3. The parking ratio is 3,4/ 1,000 s.f.maximum or 13.6 x3.4-- 46.24 spaces f' required and provided. The building is over 10,000 s.f and doesneed a loading berth which is by the trash enclosure. .s 5 % of the parking is compact. The standard stalls are 8.5 feet wide by 18.5 feet t deep. The compact spaces are 7.5 feet wide and 16.5 feet deep. There are 2 ADA spaces. 4. One drive access with the width of 30 feet off S.W. 67this provided and the -? minimum pavement width is 24 feet. A emergency vehicle egress is provided off 66th. 5. A 6 foot wide walkway is provided from the public walk tQ 67th to the front entryways T 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. T B. Impact study 18.390 See the narrative by the Civil Engineering t. 1.The vacated 66th street will have granular fill capable of supporting an x emergency vehicle.. Atlanta street will recieve a new 6 foot wide sidewalk. The street and curbs are existing.The parks system will not be impacted. i. ;2858 N.W. STfNTtaNIiU ;, Ttil .R A ( i ,, c. Tigard triangle design 18.620 ;DOATIAND. 1111 97210 NIONt 503.248.0385i i .G1IX 503.148.081 , OCT-30-00 TUE 12 :07 MENTRUM ARCH 5032480385 P. 03 A. Street connectivity: One access way will be provide with a 30 foot curb cut width. 131. The building occupies 100% of the Atlanta / Haines street 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. C 1. The street front facade from 3 to 9 feet has 100 feet of wall length and 50 feet of window length is 50% glazing. 2.The front building facade has many changes in setbacks less than 50 feet in length. 3. Recessed entries of 4 x 22 feet deep are provided at all main building entries. 4. The building will be brick with detailing. 5. The rooting will bebuilt up roofing 6. The roof top mech., will be screened by the 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: LI standards are met in the front site area. 66th is a vacated street. Atlanta 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 on S.W. 67th. Emergency vehicle egress will be provided on vacated 66th lrll.: I -dI -00 I UE 12 :08 MENTRUM ARCH 5032480385 P. 04 Landscaping 18.745 The landscaping plan provides Ll and L2 planting where required Recycle and Refuse storage 18.755 1. A 10 foot by 20 foot 6 foot high brick wall and solid metal gates will be provide at the east end of the site with access to the front by the refuse and recycle trucks. Off street parking 1$.765 1 . 46 parking spaces are provided 5 % compact and95% standard. This meets the parking ratio maximum of3.4 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. 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. SItxget & Utility Improvement standards 18.810 See the Civil Engineering narrative attached E N G I N E E R I N G • . D L Site Narrative for Green Office Park Tigard, Oregon 14.-i / a`:'J P E ut=� Prepared for: A 'Y'' ,47 ! Mentrum Architecture .'14';1 2858 NW Santanita is;. -30—Do EXPIRES: Prepared by: DL Engineering 222 NW Davis Street Portland, OR 97209 (503) 225-1679 September 30, 2000 222 NW Davis St. Suite 403 • Portland, Oregon 97209 • 503.225 . 1679 • Fax 503.525.9266 PROJECT OVERVIEW The project is located between SW 66th and SW 67th Ave. in Tigard, Oregon. The site currently contains a residence which will be removed and replaced with one office building. The total site area is 34,707 SF. The site is located just west of I-5 and north of Baylor Street. GRADING Existing grade from from east to west is 7%-8%. The site will be graded to match the existing grades on SW 67th and the grades along the vacated SW 66th Ave. There is currently a gravel road on SW 66th Ave. which will be maintained except for upgrades to accommodate emergency vehicle egress standards. Grades will be 8%-9% at the entrances where there will be no parking and will be substantially flatter in front of the office building. Grades will not exceed 5% at the front of the building. Grades will not exceed 2% at the handicap parking and loading areas. Grading in the water quality pond is dictated by available area and water quality volume. There is adequate volume to treat the stormwater. However,the detention portion of the pond will consist of one to four feet of retaining wall placed around the perimeter of the water quality portion. Retaining walls will be needed around the entire facility due to lack of space and due to grades which must be matched. 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 (particularly along SW 67th Ave). STORM SEWER The storm system consists of conveyance, detention, and water quality. A storm system will pass through the site from east to west collecting parking lot runoff and roof drainage. The storm system will discharge into the pond. Flow out of the pond 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(for detention purposes). The site will require a pond with a water quality capacity of 750 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 816 cf. Runoff from the pond will be discharged into a new catch basin which will be piped to a regraded ditch along SW 67th Ave. From there the ditch will be directed towards the existing ditch inlet at the intersection of Baylor and SW 67th Ave. 222 NW Davis St. Suite 403 • Portland, Oregon 97209 • 503.225.1679 • Fax 503.525.9266 D L g NG I EE II N( SANITARY SEWER SYSTEM There is an existing sanitary sewer service for the current residence. There is also an existing sewer lateral located approximately 7.5 feet from the south property line. Sewer services from each of the office buildings will connect to that existing lateral. WATER SYSTEM The site is located near the top of a pressure zone and next to the Tigard Water District reservoirs. Actual flows show be obtained prior to completion of construction drawings. There appears to be water provided by Tualatin Valley Water District both on SW 66th Ave. and SW 67th Ave. A water service is proposed for each side of the site with a '/e" meter. There is an existing fire hydrant near the corner of SW 66th and Baylor. One additional hydrant may be added at the SW 66th Ave. entrance to the site. Fire sprinklers are not anticipated unless required to lessen fire hydrant flow requirements due to inadequate flow and pressure in the existing system. STREET IMPROVEMENTS The site is bounded by SW 67th Ave. on the west and the vacated SW 66th Ave. on the east. Half street improvements and an enlarged cul-de-sac will be constructed along the SW 67th Ave. frontage. The requirements will involve a widening of the half street to 18' including a 4' planter strip and a 6' sidewalk. The cul-de-sac improvements widening will involve the creation of a paved cul-de-sac with a 40' radius. The right of way line will be located at the back of the curb(40.5'). The 4' planter and 6' sidewalk in the cul-de-sac will be located within an easement. SW 66th Ave. will be used for emergency vehicle egress. It is currently a gravel road which will be upgraded (only if needed) to withstand emergency vehicle loads. 222 NW Davis St. Suite 403 • Portland, Oregon 97209 • 503.225.1679 • Fax 503.525.9266 D L o E N G I N E f l I h 6e0Tic.11 Report f E N G I N E E R I N G v D L Drainage Report for Green Office Park Tigard, Oregon 63,ic,E)PRCir:- Prepared for:191EC,PE r" 4,,t% ' -,7 ,...:::;,:: 41 Mentrum Architecture 2858 NW Santanita '`. ,,t 1 Portland, OR 97210 Y i. I: 3o or) Prepared By: DL Engineering 222 NW Davis St. Ste. 403 Portland, OR 97209 September 30, 2000 222 NW Davis St. Suite 403 • Portland , Oregon 97209 • 503.225 . 1679 • Fax 503. 525.9266 I PROJECT OVERVIEW The project is m Tigard, Or a proposed she existing stegOn. The site ice Park 26����s will �29 e contains currently contains�n SW 66rn The SF ,000 nt Therefore,0 SF of e one std udre W 67th and northwest will be �� the next increase o face The site north of BaylOr corner served by " impervious proposed SF a portion and will v a caoftthe site combination sur C impervious d and will the Pond w city of ear SW 67th Ave.water quality/detention s 1�'ill be have a capacity consist 7 o f CF t o serve the bottom pond ANALYSIS he pond 1'026 CF Actual wall quality e Pond will sated ti the Site Drainage, BODOLOGY ual requedael above the powate The detention'deep The work water Quality ao detention volume quality portion The s 4 pro d Detention CF, Kin dam hydro�Phs County HYd 4 used to calculate do for this site "Design FACILIT lAhy o will allow the he Program is Management", Construction Y DESIGN used far thjs user several snnilar to d esjb'n.ement'; Feb project. optional February 2440, USA, fo The Water SA' was used for the de quality facility will be the design of and Surface Design the Water e designed,�fovo e water quality facility Quart ws; ihte ;tI1creaesy VOjV,0 36 �pervlous Area Determine the 0 x 43,S60}2 80 Acres Water 4 CF WQF, '84 Quality FI°w. Design the (volume)/(4 hrs)x 6 Q' heOrifces�dha 0x6p,00 S 0.054 CF, D,2W Q /(48x60x60}, based urn a 48 hour C,0'6 0045/C(2gh}4.�O45 C'FS return storm. D, 2 p} •S 24 x(0.0045/062(64.02)4.5)/p0"0.5, 222 N .34 inches WDay. Davis St. Suite 403 • Port/and, Oregon 97 209 •503.225.1679 +Fax 503 525 926G FNG,Nf,4jNG I The bottom elevation of the pond will be at 346.00 Feet. The water quality portion will be 1.50' deep with 3:1 slopes. The detention elevation will begin at elevation 347.50. Due to space limitations, the detention portion will consist of 1.0'-4.0' of retaining wall for a total available capacity of 750 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 2.00" and a 4.00" 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. 222 NW Davis St. Suite 403 • Portland, Oregon 97209 • 503.225.1679 • Fax 503.525.9266 D L Oregon EN CI NI I KI NC G: \MNT002\site-4\CC2.dwg Sat Sep 30 14: 03: 23 2000 / —,,is 32,a l i,.,,_, ,. S. W. 67TH ' VENUE 1 \i,a,,t,i,m.mrauz,pal, .0..0c. CDI - I 1 _ I -_ - ' / _ W `.. sue,, / ,00000 .0000 00000.-000 : ���.., ^`00000. - § s II „,,,,. . ft 1 vw 1 :la ...iii 0-t....i.ii.:S ; r�,,,. ,::.i 1--..-- _ _,„„a=4.104 '5- r Al 1 Q iloprAN ' In 411116141111 )). 34 1111WITArgifW. ItAllirwilmnIL . .. r- wr 1,.. 'won mmes •III woo—.--01111/12 ------ "II 1D,',-:1 SI airlialiiter' IN � � ,1or o• 4111.11111110r Alell 1 f • a000, o •o ooac •oo 0000• •o •T ' L c }/0 0 00.000 o oo ow_ • 1 • 1 3r SA! 66TH AVENUE d©-. VACATED __________i_ ....1• J a 9/30/00 1 :33 :35 am Shareware Release page 1 BASIN SUMMARY BASIN ID: MN2-10X NAME: 10 YEAR EXIST SCS METHODOLOGY TOTAL AREA • 0 . 80 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 3 . 50 inches AREA. . : 0 . 73 Acres 0 . 07 Acres TIME INTERVAL 10 .00 min CN • 86 .00 98 . 00 TC 7 . 00 min 7 . 00 min ABSTRACTION COEFF: 0 . 20 PEAK RATE: 0 .40 cfs VOL: 0 . 14 Ac-ft TIME: 500 min BASIN ID: MN2-25 NAME: 25 YEAR EXIST SCS METHODOLOGY TOTAL AREA • 0 . 80 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 4 . 00 inches AREA. . : 0 . 73 Acres 0 . 07 Acres TIME INTERVAL 10 . 00 min CN 86 . 00 98 . 00 TC 7 . 00 min 7 . 00 min ABSTRACTION COEFF: 0 . 20 PEAK RATE: 0 . 50 cfs VOL: 0 . 17 Ac-ft TIME: 500 min BASIN ID: MNT2-2X NAME : 2 YEAR EXIST SCS METHODOLOGY TOTAL AREA 0 . 80 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 2 . 50 inches AREA. . : 0 . 73 Acres 0 . 07 Acres TIME INTERVAL 10 . 00 min CN 86 . 00 98 . 00 TC 7 .00 min 7 .00 min ABSTRACTION COEFF: 0 . 20 PEAK RATE: 0 .23 cfs VOL: 0 . 09 Ac-ft TIME: 500 min 9/30/00 1 :34 : 20 am Shareware Release page 1 a BASIN SUMMARY BASIN ID: MN2-10D NAME : 10 YEAR DEV SCS METHODOLOGY TOTAL AREA • 0 . 80 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3 . 50 inches AREA. . : 0 .20 Acres 0 . 60 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 . 56 cfs VOL: 0 . 19 Ac-ft TIME: 490 min BASIN ID: MN2-25D NAME : 25 YEAR DEV SCS METHODOLOGY TOTAL AREA 0 . 80 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 4 .00 inches AREA. . : 0 .20 Acres 0 . 60 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 . 66 cfs VOL: 0 .22 Ac-ft TIME: 500 min BASIN ID: MN2-2D NAME: 2 YEAR DEV SCS METHODOLOGY TOTAL AREA 0 . 80 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 2 . 50 inches AREA. . : 0 .20 Acres 0 . 60 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 . 38 cfs VOL: 0 . 13 Ac-ft TIME : 490 min 9/30/00 1 : 31 : 39 am Shareware Release page 1 STAGE STORAGE TABLE TRAPEZOIDAL BASIN ID No. MNT2 Description: MNT2 Length: 35 . 00 ft . Width: 10 . 00 ft . Side Slope 1 : 3 Side Slope 3 : 3 Side Slope 2 : 3 Side Slope 4 : 3 Infiltration Rate : 0 . 00 min/inch STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- o.00 0.0000 0.0000 0.00 0.0000 0.0000 0.00 0.0000 0.0000 0.00 0.0000 0.0000 t 9/30/00 1 :31 : 39 am Shareware Release page 2 STAGE STORAGE TABLE RECTANGULAR VAULT ID NO. MNTVLT Description: MNTVLT Length: 38 . 00 ft . Width: 18 .00 ft. voids : 1 . 000 STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- 347.50 0.0000 0.0000 348.20 478.80 0.0110 348.90 957.60 0.0220 349.60 1436 0.0330 347.60 68.400 0.0016 348.30 547.20 0.0126 349.00 1026 0.0236 349.70 1505 0.0345 347.70 136.80 0.0031 348.40 615.60 0.0141 349.10 1094 0.0251 349.80 1573 0.0361 347.80 205.20 0.0047 348.50 684.00 0.0157 349.20 1163 0.0267 349.90 1642 0.0377 347.90 273.60 0.0063 348.60 752.40 0.0173 349.30 1231 0.0283 350.00 1710 0.0393 348.00 342.00 0.0079 348.70 820.80 0.0188 349.40 1300 0.0298 348.10 410.40 0.0094 348.80 889.20 0.0204 349.50 1368 0.0314 9/30/00 1 :41 : 7 am Shareware Release page 1 STAGE DISCHARGE TABLE MULTIPLE ORIFICE ID No. MNT2 Description: MNT2 Outlet Elev: 346 . 00 Elev: 346 . 00 ft Orifice Diameter: 2 .0000 in. Elev: 348 . 30 ft Orifice 2 Diameter: 4 .2000 in. STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfs (ft) ---cfs (ft) ---cfs (ft) ---cfs 346.00 0.0000 347.10 0.1138 348.20 0.1610 349.30 0.6759 346.10 0.0343 347.20 0.1189 348.30 0.1646 349.40 0.7022 346.20 0.0485 347.30 0.1238 348.40 0.3195 349.50 0.7275 346.30 0.0595 347.40 0.1284 348.50 0.3857 349.60 0.7518 346.40 0.0687 347.50 0.1329 348.60 0.4372 349.70 0.7752 346.50 0.0768 347.60 0.1373 348.70 0.4811 349.80 0.7979 346.60 0.0841 347.70 0.1415 348.80 0.5201 349.90 0.8199 346.70 0.0908 347.80 0.1456 348.90 0.5556 350.00 0.8412 346.80 0.0971 347.90 0.1496 349.00 0.5885 346.90 0.1030 348.00 0.1535 349.10 0.6193 347.00 0.1085 348.10 0.1573 349.20 0.6483 9/30/00 1 : 32 : 51 am Shareware Release page 3 LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-> OUTFLOW STORAGE DESCRIPTION > (cfs) (cfs) --id- --id- <-STAGE> id (cfs) VOL (cf) MENT25 0.50 0.66 MNTVLT MNT2 348.69 1 0.48 816.11 cf MENT10 0.40 0.56 MNTVLT MNT2 348.54 2 0.40 708.80 cf MENT2 0.23 0.38 MNTVLT MNT2 348.19 3 0.16 471.64 cf .�pactSt6 35 1, ASTER ENGINEERING Studies • Planning • Safety August 23, 2000 Bayard Mentrum Mentrum Architecture, Inc. 2858 NW Santanita Terrace Portland, OR 97210 RE: Green Office Building Dear Bayard: This letter report addresses the anticipated trip generation, distribution and as- signment of the planned 13,100 square foot office building to be located on the north side of Baylor Street and east of SW 68th Parkway in Tigard, Oregon. Trip Generation To estimate the number of trips that will be generated by the planned 13,100 square foot office building, trip rates from the TRIP GENERATION MANUAL, Sixth Edition, published by the Institute of Transportation Engineers (ITE), were used. The trip rates used were for land-use code 710, General Office Building. The average rates were used, since the fitted curve equation shows a Y-intercept of 38 weekday trips and 79 evening peak hour trips. That is, according to the fitted curve equation, even a very small office building will generate a minimum of 79 peak hour trips. The calculations indicate that there will be an estimated total of 21 trips gener- ated during the morning peak hour. Of these, 18 will be entering and three will be ex- iting the site. The evening peak hour will have an estimated 20 trips, with three enter- ing and 16 exiting. The daily trip generation will be approximately 144 trips, with half entering and half exiting. Trip Distribution and Assignment The directional distribution of the trips generated by the planned development was estimated from the nature of the land use, the nearby land uses, and the primary Union Station,Suite 206 • 800 N.W.6th Avenue • Portland,OR 97209 • Phone(503)248-0313 • FAX(503)248-9251 _ 10 • LANCASTER ENGINEERING Bayard Mentrum August 23, 2000 Page 2 routes which will serve the site. The assumption was made that approximately 50 per- cent of the site generated traffic would travel to and from the north on SW 68th Parkway and 50 percent would travel to and from the south. Traffic traveling southbound on the I-5 Freeway was assumed to enter the site via the Dartmouth Street interchange and traffic leaving the site and traveling southbound on I-5 would also use the Dartmouth Street interchange. Traffic traveling northbound on the I-5 Freeway was assumed to enter the site at the Haines Street interchange and traffic leaving the site and traveling northbound on I-5 would also use the Haines Street interchange. Twenty percent of the traffic was assumed to enter and leave the site from the west, using Dartmouth Street. Twenty percent of the traffic was assumed to travel to and from Highway 99W via SW 68th Parkway. Traffic flow diagrams showing background traffic, site trip distribution, site trip assignment, and background plus site-generated traffic are attached as an appendix to this letter report. Background traffic was excerpted from the modified traffic study prepared for the Tri-County Shopping Center (Revised), prepared in December 1999. Please feel free to call if there are any questions regarding this letter report. Yours truly, PR Op /2e.ec y4tP�G N �`rS ■ E R �O David S. Kel , PE 15.779 Transportation Engineer r enclosures OREGON 9 q in. 17.19 y 111/0 S. KE�.�. E-?cP/ �5 6/. 0 0 .. . .i-: E444 . `LANCASTER ENGINEERING TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 13.1 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.56 Trip Rate: 1.49 Enter Exit Total Enter Exit Total Directional 88% 12% Directional 17% 83% Distribution Distribution . ... .................., Trip Ends : :: :: Trip Ends :: <' ;:> :: .... ... ` ...... WEEKDAY SUNDAY Trip Rate: 11.01 Trip Rate: 0.98 Enter Exit Total Enter Exit Total Directional Directional 50% 50% 50% 50% Distribution Distribution .......................................................... Trip Ends :>:>`>. Z» > > > ><»;144 > Trip Ends <:<``:>` ::»::�<< `>` > :»:' ' iit3 : . . . Source: TRIP GENERATION, Sixth Edition • SW Atlonto Street Project Site SW Boy/or Street No Scab 0 Y °p N t 166 'C 98 C° ccN mop f 241 CN a� 31 4 .F 5 7 CJ � to 160 FIT 437 SI T; cn 437� ���. 452 N`n� 7 N-- N 135 coNca N. SW Dartmouth Street 11 .................... .................... TRAFFIC VOLUMES Background Traffic LANCASTER ENGINEERING PM Peak Hour bevel_7.dwg o• I- N 30.`x' SW Atlanta Street 0 0 Project Site No Soaks SW Baylor Street O l0 °1 Q V) a N n 4,20Z SW Dartmouth Street 2 SITE TRIP DISTRIBUTION Inbound & Outbound Percentages LANCASTER ENGINEERING PM Peak Hour bevel_5.dwc • SW At!onto Street ------ 00.- F 0/;----9 <--1 1, .G.9 K—iN T�o0N 4, Project Site SW Baylor Street ,N, No Soak, 0 s t0 4 CVO^ 0 000 <-2 r 2 E--1 NI,4 Nc 0 a) E�J.y .CO Lo Q 0� �1Tr> vii 0 c3oo °c » 000 0 N 0 n k V) / SW Dartmouth Street r -1 --."<----. : ............... ::::: 0,.,,,,,-:: E.................. .................... TRAFFIC VOLUMES Site Trips LANCASTER ENGINEERING PM Peak Hour bevel_6.dwg SW Atlanta Street Project Site SW Boylor Street all ,A tI No Saab a 3 167 (:coLr) t 98 a° NCO.- --241 N F-333 r Ei .1,L� .0 5 7 Nc- 162�y to 43° Tr� a 16o r � � 453 —> (w)ao 7 r7Nv 135 `DP`D r. �N 3 N SW Dortmouth Street i —<.------" : ...... ............ .................... .................... TRAFFIC VOLUMES > , kak Background + Site Trips JNCASTER ENGINEERING PM Peak Hour bevel_S.dwg A r b or ; t/ epori-' t M Service ■`. Professional tree, shrub and lawn care since 1924 August 25, 2000 Joe Green PO Box 759 Portland, OR 97207 RE: Arborist report for the trees on the lot southeast of the intersection of SW Atlanta Street and SW 67th Ave., Tigard, Oregon. 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. Provide tree protection plan for the Oregon White Oak that is to be retained. SUMMARY Tree removal to be mitigated There are a total of 12 trees with diameters larger than 12 inches at 4 feet above ground level. The total diameter inches are 279 inches. One of the trees, a large white oak will be retained on the site. With its diameter of 81 inches removed from the total, 199 diameter inches are left as the total of tree diameter inches that will be removed from the site. The large Lombardy Poplar with a diameter of 36 inches is a tree that is considered to be unsuitable for an urban site. The tree is weakly branched meaning that limbs and tops can easily break from the tree and it is short lived tree. The diameter inches of this tree is subtracted from the total diameter inches as the tree is considered to be hazardous in an urban setting. The total of diameter inches of the trees to be removed, 201 inches, minus the Lombardy Poplar, leaves 162 inches to be mitigated. With the Oregon White Oak to be retained, the percentage of diameter inches of retained trees compared to the total of diameter inches of trees over 12 inches on the lot(281 inches) equals 28%. P.O. Box 2049, Clackamas, Oregon 97015 • Phone 656-2656 • Toll Free 1-888-656-5401 • Fax 656-3219 According Tigard City Code 18.790.030 B. Plan Requirements#2b- retention of 25% to 50% of the diameter inches allows that only two thirds of the removed diameter inches need to be mitigated. The total of diameter inches to be mitigated comes to 106 inches, two thirds of 162 diameter inches that will be removed. Tree Protection The possibility of retaining the Oregon White Oak will depend on the ability to follow the tree protection plan that is contained in this document. The development of the site and where the improvements are placed can make a tremendous difference on the survivability of the tree. 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. The comments in the tree protection plan are based on general guidelines to protect trees during construction. No review of site plans where done prior to completing this document. INVENTORY Trees to be Removed Tree Tree Diameter Condition Number Species Size 1 Birch 15" Good 2 Birch 14" Good 3 Spruce 14" Good 4 River Birch 21" Good 5 Lombardy 36" Fair -Lombardy poplars are not good trees for in Poplar urban setting as they are prone to quick die back and are structurally unsound. 6 Douglas Fir 24" Good 7 Fruiting 14" Good Cherry 8 Douglas Fir 23" Good 9 Hawthorn _ 13" Good 10 Hawthorn 14" Good 11 Hawthorn 13" Good TOTAL 201" Total diameter inches of trees to be removed. 2 r +. Trees to be Retained 12 Oregon 80" Good - measured at 1' off the ground level due to White Oak the multiple leaders15 stems) 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. TREE PROTECTION PLAN The Oregon White Oak in the Southeast corner of the lot can be retained successfully if the following guidelines are followed. Protection Fence The Oak in the SE corner of the lot shall have a tree protection fence placed around it. The purpose of the fence is to prevent anyone from driving or parking vehicles, dumping or storing material under the tree's canopy on top of its root system. The location of the fence should be no closer to the tree than the edge of the drip line of the canopy. The further away from the edge of the drip line the protection fence is placed the better. The fence should be of a permanent type to prevent anyone from temporarily removing the fence to get it out of their way. Ideally a cyclone fence with posts driven into the ground and ties from the fence to the posts to be positioned so as to make it difficult to remove the fence. Site Improvements At the very least no site improvements should be planned for within the drip line of the tree's canopy. If possible, keep site improvements as far away from the drip line of the tree as possible. The greater the area in the vicinity of the tree that is protected during and after construction the greater the chance that the tree will survive any construction trauma. Landscaping Any landscaping under the canopy of the tree should be carefully done as to not disturb existing roots. Plants should be drought tolerant given that irrigation should be minimized in the root zone of the tree. The irrigation system should be planned so as to not have to trench within the drip line of the tree's canopy. Any irrigation system should be designed so as to not include the oak tree. The Oregon white oak is a tree that is used to not having summer irrigation, the addition of regular moisture during the summer could cause the tree to decline. A drip irrigation system would be best to directly supply needed water to new plants without providing irrigation to the oak. New plants should be "pocket planted"to avoid disturbing the roots of the oak. No tilling of the area should be allowed as that will adversely affect the roots of the oak. 3 + h, The tree should be pruned to remove all deadwood larger than 1 inch diameter size. It should also be deep root fertilized during the dormant season or during the summer months to increase the nutrient level that is available to the tree. The tree has had one large leader removed. It appears that it was removed to allow clearance for the electrical lines above. The tree will continue to have to be pruned to keep it out of the electrical lines which generally is completed by the electrical utility. The position of the tree and the fact that oaks generally do not grow quickly should keep the electrical lines from having much of an impact. If you need additional information please call. Sincerely, /11A4-44.4-‘4- Terrence P. Flanagan Certified Arborist#PN-0120 Member, American Society of Consulting Arborists 4 ■ . . , 0 114 Sketch Map of lot on the Southeast corner of SW Atlanta Street and SW 67th Ave. 2_ go " OAK. -- __ —__—_---__ _-_-_____•_____.___-----_._� .C C� __-- O,., • I i 1 7 - ,,f ,tC _ IL!" e.14ER.R.4 � Ar�orZ0 NAwrµo2►J �" (3" 1) . �' _7 A I ' 1 -- i' 8 -a3rrIt- Y3`� SP�� E c 1 f laoLL'J • (1f o - 44- G - ate ._._! --� b ooc;t_a5 rig. 1-n,' _ ' 0 Rwctt 31 tzcl4 1.-o-tekeD ( POPLAR kO S�Ruc ��—� ��t- 115r �l 01\ ti1RC�1 0 `) 1{ tJTt�O f�►S ' -� 81 RC14- oie.14 7 3tZcl-1 It's ii" saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild !ITYOFTICARD . . PRE-APPLICATION CONFERENCE NOTES co t fopment [Pre-Application Meeting Notes are Valid for Six[6l Months) Shaping A(Better Community NON-RESIDENTIAL PRE-APP.MTG.DATE: '/Wel 9 STAFF AT PRE-APP.: 7r1-n ( S 1'2, s. �e APPLICANT: L3 AY A K D ,v Ti v r AGENT: Phone:( l c-/ - o 3 ErS Phone: [ ) PROPERTY LOCATION: ADDRESS/GEN.LOCATION: TAX MAP[SJ/LOT#[SI: / D 0— £0 r- oU N o NECESSARY APPLICATION[SI: s, r E D E V 8-4_4 PM N 7- Q E yr PROPOSAL DESCRIPTION: emus-r,e.c_Lc T-te_ v F 4 le- 7-o o S C E N. DP .S'c..J A x t v t_o/1 -sr E- 0 P 6 & 7 1 W. D- /—c COMPREHENSIVE PLAN MAP DESIGNATION: M u E ZONING MAP DESIGNATION: f L E C.I.T.AREA: FACILITATOR: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS , i o sr -N>,,o 02--p MINIMUM LOT SIZE: sq. ft. Average lot width: 5D ft. Maximum building height: 1;/ ft. Setbacks: Front i c ft. Side of ft. Rear C/zc ft. Corner ft. from street. MAXIMUM SITE COVERAGE: gS % Minimum landscaped or natural vegetation area: J5 %. [Refer to Code Section 18. o l o -r, &A-e_y) r t A 36LC Np.4-F p3 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 TICARD Pre-Application Conference Notes Page 1 of 9 NON-Resldegt1al AOp1IcaUao/Plaoalag OMsloo Sectlaa SPECIAL SETBACKS • STREETS: feet from the centerline of ,', r L fr ESTABLISHED AREAS: feet from • r 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: fr A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual building setbacks will be at least half('/Z) of the building's height; and • The structure will not abut a residential zoned district. (Refer to Code Section 18.730.010.11 PARKING AND ACCESS J PA->Z-K N e- c fie--. A REQUIRED parking for this type of use: a. /r.oc (Yo) t->; 3 1I zc o (3-0) Parking SHOWN on preliminary plan(s): `f SECONDARY USE REQUIRED parking: G" "E e A_ K ''t'' s/i °c e Parking SHOWN on preliminary plan(s): C O MORE THAN 40°/vbf 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. Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 5 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: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: (Refer to Code Chapters 18.765 and 18.705) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Residential Application/Planning Dlulsion Section WALKWAY 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 sha1T be as approved by the City Engineer. (Refer to Code Section 18.765.080] CLEAR VISION AREA The -City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size �s€the required-_clear vision area depends upon the abutting street's functional classification. (Refer to Code chapter 18.795) 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 18.745] 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. INADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING __STREET BEET 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 m and around all pang 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 18.105] CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-ResldentlalApplIcaUoa/rlannIaa IhrIslon Section SIGNS —J 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 18.780) 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 lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.775] STEEP SLOPES 6 4--rz E. c . J. Q -"+ r> 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 e based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0.2 and 18.775.080.0.3. UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,R&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 f portion of the vegetated corridor, then the surface water in this area shall be directed to an areWof the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING 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 CITY OF TIGARO Pre-Application Conference Notes Page 4 of 9 NON-Residential Application/Manning OMsion Section ' r' 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 WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve obnflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to:/ protect significant wetlands and streams; limit development in designated riparian corridors; aintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; inimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve sc ic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEET THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). `r 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. / Y 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 18.797.0301 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Residential Application/Planning Division Section Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050 that demonstrates all of the following: • Native plant species cu ently cover less than 80% of the on-site riparian corridor area; • The tree canopy curt ntly covers less than 50% of the on-site riparian corridor and healthy trees have not bee emoved from the on-site riparian setback area for the last five years; • That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; That there willbe no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.191.100] TREE REMOVAL PLAN REQUIREMENTS A—TREE PAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.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 18.790.060.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.CJ CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 110N-Resldentlal 11pplicatlap/Maooloo Division Section MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. 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; and The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.0601) NARRATIVE 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 18.321 CODE C S-z0 18.330 18.390 V18.520 _ 18.715 v18.765 18.795 18.350 18.420 _ 18.530 18.730 _V 18.775 18.797 _ 18.360 18.430 ✓ 18.620 18.745 ✓ 18.780 18.800 18.370 _ 18.510 V 18.705 18.755 ± 18.790 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 18.390.0501 CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Application/Planalag Division Section NEIGHBORHOOD MEETING THE -APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 503-648-88841 BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that • structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING �- 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) 625-61770 4-«erA61,r (0.44 L•A7 t„ cn1•r4n(t AND (Refer to Code Chapter 18.7551 an 4 /.tt o,j t ) Ye) trt „/ o.x,*• . ter'w► f)MwIn4•{ 1)I1e1.. \ ADDITIONAL CONCERNS OR COMMENTS: f ro ' A 11 k � Fire plow �urle /•�ie }' � F 1}- 1 lR�r✓l wi Til�.t : e ii (,,4-k-0 -re z- d Lt c5T • No Ai€ OS - Sn 3/o fcN 41/ 4. I Vo .,2 At)l 17 .v l- PO e, A)0 r C-(m ,O Y'us r 1-}Ave A o -C )l�'c_u t -I Pest 6n1 U iff, Ioocc pc fo.siT PCvS M�°Ly �.4Tom) Y d •r m E e 6 kVA SN iNCr r 2) C.A ° W t b Lo>b h'V SP,4t �j• N o o,2 - 7-7-1 A-n.) L/o°to Go rrLy°4 c_-T s fi4 c_t-=S • N t 772.� J 7N PA le-4C t - L-o-r - N � �3�i -t rQ ��ST j # ED 0531C. PA &3O- n1-4 k3o)(i✓S� Li b N T t N 6— PL 034--) ` N i t? PEA r~ST re , s- .) A42_e 9..S 7-1-112-J PA-lete__,A.) 6- .l' L_zvt)n1t-C✓T A)A t_f4:-c J -v S r N Ell() %,‘/ 4 L tC uJ/l•/- ?'9 P o' I ,A.C r t= S.T h? SZ r r Cho �c t t • . ' AK CITY OF TIGARD Pre-Application Conference Notes 6) -pe f t -c II rt I e e C tt>t r AA,., Page a of 9 NON-Residentialpplication/Planning Division Section Ufv rift, Orttic4..7 PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard f-1 4-r2i 'c 6— p 6-e KZ— . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: x At ,•� n CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503 639-4171 FAX: 503 684-7297 E-MAIL: stairs-first name)@ ci.tigard.or.us is\cu rpl n\masters\rev is ed\preapp-c.mst (Engineering section:preapp.eng)\ Revised 1/28/99 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residential Application/Planning Division 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: _D tti► c-14 A-mac_ 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 envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal-size, addressed with 1" x 4" labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy 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): Q Vicinity Map £ Preliminary Grading/Erosion Control Plan Ea Existing Conditions Map Ei' Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map QV' Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan 1 Tree Preservation/Mitigation Plan Site Development Plan [V Architectural Drawings or Landscape Plan ❑ Sign Drawings Imo' Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES / A- COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES ANL ,<EPORTS 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 i ration reglfi ested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map 5e, g �S Showing the location of the site in relation to: L-`-SC t -O 'i- • Adjacent properties 6v0e-7-1 r f-ra-L ❑ • Surrounding street system including nearby intersections PA-ck ET. ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with ?6" caliper measured 4' from ground level ❑❑ Location and type of noise sources Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Preliminary Plat Map The proposed name of the subdivision / ❑ Vicinity map showing property's relationship to arterial and collector s ets ❑ Names, addresses and telephone numbers of the owner, develope ,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 foling (within and adjacent to the proposed subdivision): /// • Public and private right-of-ways and easemnts ❑ • Public and private sanitary and storm seder 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 roposed utilities and utility easements ❑ Any applicable deed r strictions ❑ Evidence that land p rtition 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 El • 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 El • Mailboxes ❑ Strucl:ures-and,their orientation El Landscape Plan Location of trees to be removed Cl Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials El Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters,-play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed n1t-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 t Grading/Erosion Control Plan The locations and extent to which grading will take place El 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 El Location and estimated size of proposed storm drainage lines ❑ Where applicabte;Tocation and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Pla_ry�' 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 —for plans indicating the square footage of all structures and their proposed use ❑ Elevation wigs for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height El • is\:curpin\masters\revised\chklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES Au, dir ➢ ENGINEERING SECTION Q Common Tigard,Oregon Shaping Better Community ISM -;(e DD PUBLIC FACILITIES The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1 .) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( ) to feet from centerline. ( ) , to feet from centerline. ( ) __ to feet from centerline. ( )_ to feet from centerline. Street improvements: ( _ , street improvements will be necessary along 91iJ A �L r 1 ‘1. to include: feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities I 4 - -foot concrete sidewalk Cat, Kg5c Irierza ° ❑ street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section ( ) stre riprovements will be necessary alc to include: feet of pavement (l concrete curb I storm sewers and other underground utilities -foot concrete sidewalk ❑ street trees I 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 I street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: I 1 feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities 11 -foot concrete sidewalk ❑ street trees I 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.) ( v)/ 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 e 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 s"C. . Prior to , the applicant shall either place these utilities underground, or pay the fee inllieu described above. V+ntee tov A L,... rrA 4R. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) r inch line which is located SvJ C91 Ave. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to rt�� P.F�u_� - -� Water Supply: (c-(v Des The l -rr,.1 (jAux,i ( 2_. DSTRtc-i - Phone:(503) 2*5 >'S'S 1 provides public water service in the area of this ite. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. • (D.3 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section newly created impervious aces. The resolution contains a F '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: ( L-)' Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. ° y_rc5,5",e St'TF. • FsL Q uJ \n.t)-A-*� 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. Pal F PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section • In addition, the pe tee 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 grading and private utility work. Plans prepared by a registered professional engineer must be C. submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS 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. 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E 3100 „ .2/AC. 23 AC. 1 540/ T 2 : CI r� The company muffles f2U rty• 28 a ./7 AC• 22 23 24 25 0 19 2(� tl 22 23 24 25 26 s 6 4110/461 W fpf v n i�'J 3$wlarl�Ri�y� sorry. i` 123'- 25'128'I 25'l 26 z5'12s' .4 L 1 125'125' 25'1 25'125'1 25'4 L 1 1 1 "1. 1 1 1 ..4 I- CC + /� T/� ! ypro�. 1 1 1 I /�1 CTRFFTO STREET VACATION I i�: ~ -3 • - • Pr Jf[t i�� _ _ . - te r CITY OF TIGARD, OREGON i ORDINANCE NO. 87-09 • AN ORDINANCE VACATING A PORTION OF `--W 66TH AVLNUE (FROM SW ATLANTA STREET TO SW BAYLOR STREET) AND DECLARING AN EFFECTIVE DATE. WHEREAS, the Tigard City Council initiated this vacation request pursuant to • • Section 15.08.040 of the Tigard Municipal Code; and r WHEREAS, the reason and purpose for this vacation is to return a portion of SW 66th Avenue to private ownership facilitating future development : and • WHEREAS, the vacation is recommended by the Planning Commission and the Department of Community Development; and WHEREAS, in accordance with ORS 271.100, and TMC Section 15.08.110, the Council fixed a time and place for the public hearing and the Recorder published notice and posted notice in the area to be vacated; and WHEREAS, notice has been mailed to all property owners abutting said vacation • • area and all owners in the affected area, as described in ORS 271.080; and • • • WHEREAS, the Council, having held a hearing on February 23, 1987, finds the public interest will not be prejudiced by the vacation as provided by ORS • 271.120 and TMC Secticn 15.08.130; and h , WHEREAS, the Council finds that it is in the public interest to approve the request to vacate a portion of SW 66th Avenue right-of--way because the public interest will not be prejudiced; and • WHEREAS, the Council finds that the following conditions are necessary to vacate said land: ' 1. That the southerly 60 feet of the proposed vacation not be vacated for traffic circulation and street improvement reasons as stated earlier. The revised area to be vacated being shown in Exhibit "8." • 2. Subject to adequate land being vacated to the Tigard Water District, a private easement for ingress and egress be granted to the northerly abutting property owner (single family residence) from the southerly abutting property owner (Tigard Water District). The easement document and area description, as mutually agreed upon by the owners of Tax Lot 100 and Tax Lot 600, to be approved by the City Attorney and Engineering Division. • ' 3. That a 20-foot wide easement be retained to the benefit (grantee) of Metzger Water District and Portland General • Electric for the operation and maintenance of their services over the west 20 feet .f the area to be vacated. • t ORDINANCE NO. 07-01 • Page 1 • .... �•t'••/��+' }- O '•'IT T .vfrs���{ • • 4. The vacation shall not be effective until the effective date of this ordinance, and a certified copy of this ordinance has been recorded with the Washington County Clerk, Assessor, and Surveyor. THE CITY Or TIGARD ORDAINS AS FOLLOWS: Section 1: The Tigard City Council hereby orders the vacation of a portion of SW 66th Avenue (from Atlanta Street through its ir:tersccti•:n with :':1 Baylor Street) as described on the attached Exhibit "A" and shown on the attached Exhibit "B". and by this reference made parts hereof. Section 2: The Tigard City Council further orders that the vacation be subject to the following condition: 1. That the southerly 60 feet of the proposed oacation not be • vacated for traffic circulation and street improvement reasons as stated et.rlier. The revised area to be vacated being shown in Exhibit "B." 2. Subject to adequate land being vacated to the Tigard Water District, a private easement for ingress and egress be granted to the northerly abutting property owner (single family resideni:e) from the southerly abutting property owner (Tigard Water District). The easement document and area description, as • mutually agreed upon by the owners of Tax Lot 100 and Tax Lot • 600, to be approved by the City Attorney and Engineering Division. - • 3. That a 20•foot wide easement be retained to the benefit (grantee) of Metzger Water District and Portland General Electric for the operation and maintenance of their services over the west 20 feet of the area to be vacated. 4. The vacation shall not be effective until the effective date of this ordinance, and a certified copy of this ordinance has been recorded with the Washington County Clerk, Assessor, and Surveyor. Section 3: In no situation shall this ordinance be effective until the 31st day after its enactment by the City Council and approval by the Mayor. PASSED: By unanimous vote of all Council members present after being read by number and title only, this 23rd day of February , 1947. 6ereen-RT Wi4eawr-6tby--Roes Catherine Wheatley, Deputy Recorder APPROVED: This 23rd day of February 1987. ( ? "j2 lour Thomas Brian, Mayor RC:cn/0670W ORDINANCE NO. 87-Oct • 17) 17L171 ). .__ i � � 1, - ' 3 • 1 • EXHIBIT "A" I A tract of land located in the soi.cheast quarter of Section 36, Township I =._ South, Range I West, Willamette Meridian, City of Tigard, !-tashington County, Oregon, more particularly described as follows: Beginning at the northeast corner of lot 24, Block 4, West Portland Heights, a recorded plat, Washington County Plat Records; thence South 01° 06' East, on the east line of said Block 4 and its southerly extension, 368.9 feet to the northeast corner of Block 7, said West Portland Heights; thence North 88° 53' East approximately 70 feet to the west right-of-way line of Interstate Highway No. 5; thence North, on said west right-of-way line, approximately 60 feet to the easteriy extension of the north right-of--gay line of S.W. Baylor Street; thence South 88° 53' West on said easterly extension approximately 10 feet to the east right-of-way line of S.W. 66th Avenue; thence North 01° 06' West on said east right-of-way line, 308.9 feet to the easterly extension of the north line of said Block 4; thence South 88° 53' West on said easterly extension, 60 feet to the point of beginning, containing approximately .52 acres. . 4 ct r.. `,µ +Y ` 7+J ur:. 1-.- :; • 1 i+ r is �..r ;W...„4";1,:.', r .r j,.�, �. , s f + i 4 _:I I _—..---....-*-------•-..._..._..,..........7...... L mkeereeme.7,._._ • .. i _ .. 4�FECTE� PROPERTY I . 44-1....,- _.._' OWNERS- -�_ / 1 I I ________.7: :�.: . .. . I / . • A I ES STREET I M.. 1St 3b1 •....1.,, . .. 1 '; STREET --...co ,. '200 i 100_24 2 4 j ,• ,• 70o z9z �_.._ y... A 001 22 3—2 a ` 21 W •:� r: . _ ... _ _ i - - :{> :, AREA - ,-VAC AT ION 20 t 5 _ 20 .4...../...•�i...i r.6 3 19 19 ...z.........:,„ . f:{ry lf'. •_' ., 7800 1 B 7 3p' __ 10tt�/s 8 . • • 17 •W 400,00 60�, 17 ;a8 'yj t 1 Ti `?• ;f•• � r •�• Tt r � � 11 1 Ti T :�.:: Z soo :> W e ti„,`: 1 1 1 1 I_r1 of Z o I ' ( o`: '' <1 ,•> -,t I i i t I > 1 1 1 1 »� Q 9, 10, III 12 13 '4 151,T1 Q 91•10, I' 12 13 14 15 16 ':;: %: I ' • I i 1 1. I 1 I I+ `.N`.•• y . (STREET 1 w CC �•. 3311 5 6 3:.•8 '•19&• 3 18•• 6 7' 8 w lL :r:.. ,'rr? a 1 1 1 c e 1 1 1 I t 1 1 + 1� 1 1 1 1 1 e = Ie I I 1 1 I , e L1Ll 8 ; 3401*_ —,o0 36 14208 _ _,o0 3 .• • • 1 1. 10 • Il 10 - — — - 35/R 11 3700 34 L 11_ _ _ _ 34,E 12 _ _ 33 12_ — _ 33, I 1_13 _ _, 32_J 1 13 7 — 32 - k I Z 14 31 Ia 4100 Y _— _ 31 ! 1 ' Ld 1r �, �.. 3 _ 3600_30 (n �l 'S_ _30,..,•, (C Ir 17_ 340 2B 1' 281 1 "�fit# ;�� V 10 ,00 .oe 27 If �,,r r +1a1' '3500 1 I 1 ' e a 21 1 e I 1 �` , ` yr' ti y /0-4,1P.q +: e e 331 I i I 1 1 140/el x23 • T4 rry I�, �? ' •'21, 2 23 24 2 26 R v24 25,261 1 S �L }eI s . /' .�+-1''' L' , rM,M,,y,� •d' , •/e/' t• �tel 1 1 J NO/tE� •.+�J I A "h 371UM- o}t.J't ,._ .. r ` ' STREET d VACATION ean•+ • I i 17w - Z+.• t. ; •:, C . r, �y - y x.a' �- . .+ 5 ' M 4 • S i•. 4 ., i i.,. .Y r A °' 'L_' f r 5'pt`. , • f1,0 6 .:l ,. +i � _ ... .' „n y • } o j•s x ',.1....;.- ;t r• t +n ;4 r'.S� .w`01V- +P� ` '", 1 tr .,%• t ` ; —s -i 'K cr,1 • » s .• 7 S "" • I. f ✓ • y as •f , 1 -1_L7 !`t!7-.: I'i t -I :::_:1 --" � -. .... • 1.1 a • '.. • EXHIBIT "B" f . A tract of land located in the southeast quarter of Section 36, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County. _.:'...' Oregon. more particularly described aq follows: Beginning at the northeast corner of lot 24, Block 4, West Portland Heights, a.r•ecordc•d plat, Washington County Plat Records; thence South 01° 06' East, on the east line of said Block 4, 308.9 feet to the southeast corner of said Block 4, said West Portland Heights; thence North 88° 53' East approximately 60 feet to the west right-of-way line of Interstate Highway No. 5; said line being also the east right-of-way line of S.W. 66th Avenue; thence North, on said west right-of-way line, North 01° 06' West 308.9 feet to the easterly extension of the north line of eaid Block t; thence South 88° 53' West on said easterly extension to the point of beginning. 0670W • •-_. _ - • / -, - , • •• • ice■ • —' 1 IJ_ +� — REVISED AREA TO BE VACATED , II P 1 f - T_ I e r • aETECTE PROPERTY I t ))OWNERS . 1 l .anri • 05' r 1 it rrr�__.I ! ` lc of :d ES STREET a s t �-' I • • way ,, .•1 ISI 36A'.,.;,.r �---- . _.- > 151 34,81 _ STREET • ,t.ltl; .. ' ' 700ee2.r. .v �j. 1.200 .1..--T-E--,,--71-100 2 ,•?'.4. y:j + t I • 3 01 -22 3 _- - I -22 r:: VACATION ., • '1. _ _ t.. - - >:, AREA . ,i _ 20 _s P.0 < as.'I 6 3 t 9 .. •;:r ri, its 7 900 y,8^ 7' :01-- 6 ', .. a I.Li 9 . . i 7 ;� v o o,.• fi° 17 scD' . t T � T r f:.. a ri i u I I I <` 4`,, Z I , I Z 51001 ; <fu .. W I I Lr of : I r;O r: 1 ICJ � o .,y,;, �.., > L■t' 11 - I 1 N.1. ;'G 1 I I - > , I 1 ,,360. Q < , 10, 111 t2] 131 14,15 < ,91101 P. 12 131 141151 6'...tn. ».... 3 STREET w lii ��. g3 IS 337•• 8 1390• 3 •36" 6 7 9 " .r 1 11 y. 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' '�.4'446,.t.t.4 "".• • 'P1r /L tf2'.�",..__nv.� r' - r .- .- .j-._ 1 - >,�• fill March 24. 1999 U1 (H ITWGU il Ri(OPOM€D City of Tigard -�- Community Development Request for a preapplication conference on the Green Office Building: Applicant : Bayard Mentrum of Mentrum Architecture, Inc. 503 N.W. Irving , suite 210A Portland, Oregon 97209 (503) 248-0385 Owner: Joe Green Joseph Green Investment Company P.O. Box 759 Portland. Oregon 97207 (503) 685-9685 Property : 1 S 136DD-tax lot 100 Develop a 14,700 sq.ft. 3 story office building and parking at 1 space per 350 s.f. Questions I have: 1. 66th street has been vacated and can we use half the street for parking and do we need to provide a sidewalk and landscaping along 66th between our parking and access to PGE power lines on the remaining unimproved vacated street? n /a-P/'2, ' ^ 12{;.,n G L -)C 4- 2. Do we need to extend a public sidewalk from Baylor Street to our site? (S 1,30 r A- <<�A--7 ,4 r 3. Do we have to connect a walk uSp the step bank to Atlanta Street? " or 1 r� i+�-� � s p )U ,O ,D ro g ALL( 0 4. Can we delete buffering from the parking on the south to the water tower site? c S 5. Do we need a setback from the retaining wall at the north er l? Nv �t,. S� SCE y3�ac t -r P20 1'tj L/A)Z. 6. Do we have to provide a loading berth, which the owner does not want? VcS 7. Can we have 50% of the parking in compact spaces? 503 N W.MING.STt 210/1; j DO RTIAN D.0P 97209 3706 D1•IONt 503-248-0385 ;fill( 503-248-0879 I•i i ' !' 2"; '.%,..".•':',.-- • ./ ' , I. 3.-'.-',•P : •''r •: • f.:11ifAkt?.....,U1-.., lint,i•,1,-4,.. . u..=., . •!. ,I,• --,.. ,,, ,,LF1' . :•%..',..s.liv., ,... , .V'III-. •- x4-Ign,. :51:4Wo' 'TA :1:,.,...0.3...... ;. ., .. .!. . : . ••_ ,•..v....,f,1,0 2,1 ..S4 A.1.91i.i•.Ac.....v.-•;•we '.ilysi/•4 ,s,$"..! .:11TIkt;:;'=::•.•. • •••-10•:-• ' ' , -,i',4•\: r,9r.,. 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'..:'•A..,I''. .,.'44,'-...P!'(:4-71''r ;,,f t..tt',Nt .44;,„ ,'4.;IiPlii- ,, Aummin ." 4,1 .`" ... ... . i ffi1YOFTICARD. . i!,.,.i . PRE-APPLICATION CONFERENCE NOTES .;Ira✓prny t ra dUr�0(mm:un; rr NON-RESIDENTIAL CAM I2 /q' /q 7 ST g/ y3le T i .r. APPLICANT: ,) oe, ( v e.e 4,,i AGENT: Phone:( I 6 e S - 9'6 5 Phone: [ ] ' PROPERTY LOCATION: ADDRESS: I/1°- _ TAX MAP/TAX LOT: � v�eSS t ss cr,e� 1 5I3GFF6 J ak L01 /00 NECESSARY APPUCATlONIS1 S %�2 J eve Io Ul elf .Q uk2 /�1 / 1 cce s s 1 j PROPOSAL DESCRIPTION- )_(),Li o a I 7 O . RI-- O -�_ t to f S. i COMPREHENSIVE j PLAN DESIGNATION: 1' 14 ,`k� 61 e L ZONING DESIGNATION: L ; I - C , l� .7 tr 1A4 u CRIZEN INVOLVEMENT LIas S � / TEAM FACILITATOR: ee- s Y PHONE MOM 'DMIH& DISTRICTDIMEHSIONALREQUIREMENTS "6 `yet'''( X04 ?;aI 'ndrd�S 4 o GC IA/ uteA.ded Minimu lot size: vl a sq. ft. Average e lot wi width: u� p1oy,� �`� :smacks Mini rri ft. l H/ g dth. ft. klaxifnur`n bui ding height: (45 ft. Side /c ft. Rear 'V-, ft. Corner K/° ft. from street. Maximum site coverage: -5 % Minimum landscaped or natural vegetation area: IS % [Refer to Code section 18. C Z. ] A , L/0 ioo� lea )eafta /mss r DITi0HAL LOT DIMENSIONAL REQUIREMENTS �'. .I/t°a W`� 1p.t.�tc _ode .1 Minimum lot frontage: 25 feet unless lot is create �rou � �/.0}��` . �rj�f� created as part of a partition must have a minimum of 15 feet of frontage or have aominimums15 foci wide access easement. fete �o vas/d�.� _� The cepth of all lots shall not exceed 2� times the average widtl5 unless the parcel is less than 1 V- times :he minimum lot size of the applicable zoning district. [Refer to Code Section : ._ 1 , 1 - . • Ti OF TIGARD Pre-Aaolicatloa Conference Notes P2pO 1 CI 8:w-1ujluIU$i n.ucaa,una.u,ISunaSI cU.0 SPECIAL SETBACKS ' / Streets: -50 feet from the centerline of sw --a�'C�-od) s • Established areas: kt a feet from iig Lower intensity zones: 1/1/ feet. along the site's u f boundary. Flag lot: 10-foot side yard setback. _ Meter to Co; • , . ; . . ; : •61 PECIAL BUILDING HEIGHT PROVISIONS Building Height_Exceptions - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist: '.- All actual building setbacks will be at least half(4) of the building's height: and • The structure will not abut a residential zoned district. [Meter to Code Section 18.98.0201 ARtIdNG AND ACCESS ff Required parking for this type of use: 2✓' 3 St� L/Z S(oa�e, row l 74d r,. , Parking shown on preliminary plan(s): Secondary use required parking: ti / Parking shown on preliminary plan(s): l-il No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking Stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 feet. 8 inches x 18 feet. Compact parking space dimensions: 8 feet x 15 feet. [Refer to Code Section 18.106.0201 Handicapped Parking: ▪ All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided. as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. / Minimum number of accesses: 0 i►.e.- Minimum access width: Minimum pavement width: -2.y All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: k A . (Ref er to Cade Section 18.106 and 18. 081 Mr(0 WO Pre-Aoufptleo Caulasocalates Page 2 of 3 4Ul-1estie Iuuri,eet Settles ;VALX SAY 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 18.108.0501 - :DAD ' • .1' a. 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 18.106.070-0901 VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad. and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. [Refer to Code Section 18.1021 311FFERIN6 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 lRe 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 18.1001 The required buffer widths which are applicable to your proposal area are as follows: h/q feet along north boundary. `�/1, feet along east boundary. i/q feet along south boundary. /o-z-O feet along west boundary. J.,p i ,V � aF-' a 4)411 :1 s 1,1(. h • •. . - - - • . ' : _ .• • - : - a - 42 1 d pcd s hs(e_4.c / use '1 �f )NOS CAP IN C 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 proper y 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 wails. and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100.18.106 and 18.108) :rTY Of mud Pry-Ualicatloo Corfen:mca Motes Page 3 of 8 •w.ai..aai o..acaa..0 Multi h eara..a S.ca.. 5i16M3 Sign permits must be obtainer 'or to installation of any sign in the t 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. Maur to Cads Sudan 111141 SiEMSliIYE UMOS The Code provides regulations for lands which are potentially unsuitable for development due to area • 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 ❑recisely identify sensitive - a• - - - s• 1 - •• ,•- - I I - - •• ••••∎ • a- - •• sensitive lands must be clearly indicated on plans subonitted_with the develooment application; • • Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains, EZater ta Cads Ssctlso 1U4] 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 18.84.040.8. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.8.3. !IMBED SEWERAGE AGEWCY[DSAI B STANDARDS,R a 1 96-44 Purpose: Land development adjacent sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to p otect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor sh 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 of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor'. No structures, development, construction activities;,gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: > A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unles, approved by the Agency or City. Walkways and bike paths shalt-be constructed so as to minimize disturbance to existing vegetation; and > Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. TT OFTien Pro-Amazon Cahn=Mt 's tasfaat�u st — Pats 4 M i Lacation 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.Oesi SWMI TREE REMOVAL PLAN REQUIREMENTS. A tree pan for the planting,, removal and protection of trees prepared by a certified arborist shall be provided for any lot. parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal Where possible. The tree plan shall include the following: r 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 man 25 percent 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 percent of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D: Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and l 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) yeatr prior to a development application listed above will be inventoried as part of the tree plan above and will be,,replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.025) MITIGATION Replacement of a tree shall take place according to the following guidelines: \ > A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed er 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 sub ct property, the Director may 1 require one (1) or more replacement trees to be planted on other p pert' within the city. either public property or, with the consent of the owner, private property. P P rtY - :STY ofn6ARD Pre-Aapticatiea Conference Notes Pape 5 0l 3 •IHaslDDttlal s.Wcatlstuffi uai taautaaat Sactlu • The planting of a repl ment tree shall take place in a m, ar reasonably calculated to allow growth to maturity In lieu of tree replacement under Subsection 0 af,.this section. a party may. with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. Meter to Code Section 18.150.070(DI ?,ca v,a, iirk av-Ica t,,1 s* L.e,po fy- SUBDIVIS1ON PUT NAME RESER N Pnor to submitting a Sub ivision land use application with the City of Tigard, applicant's are required to complete and file a subdiv ion 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 fa ed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Offlca: 648- 841 •Rani 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 Section 18.32] / Trier CODE SECTIONS , . 5. Z ✓ 1 Tr. 6 Z u�s is _ 1� S�xi��s . t _ 18.80 18.92 100 tom. 08 _8.120 18.150 — 18.84 18.96 j,... 16-.102 14 — 18.130 18.160 _ 18.88 18.98 8.106 1/18.116 _ 18:134 18,162 I IMPACT STUDY r1 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 Ccde 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. Meter to Code Chapter 18.32.Section.050) When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. eter to Code Chapter 18.32.Section.250) 71ElGH60RH00D MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the memcers of any land use subcommittee(s) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. [Refer to the Neighborhood Meeting Handout) - :fry OF TIGARD Pre-4pplicatiso Caraereaca Motes Pape 6 of$ q-iesIdeadai asslIcidsa/MasNsl lssartaistSimiles 3UILB!!!6 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 -_____y RECYCLING 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. Meter to Code Section 18.1161 AllOM0NAL CONCERNS OR COMMENTS: dl ,4, Lv J op- €- , . J ✓'la • 1•2_ 41 QSI t.c ` lLiYS Luc- VII v1 0 - 1J!!!lLlaM eJ !!',�' sW fd4 III I Kit L LIP y o i.l...' - ILdEA ?r en/ei-- FrrlIt ele. f" Zvi /'l, z 5—f.0 ' 9 // spe I)t/ r•7 '5_..1- 1-4e 13/elf e(f ;r,-tg/ Fire/ //et.. I rr ilm t-e st t- d 1- 611, /j J f/ICJ j .../ U vI7 Li 1 t 4e tie ., vi- (ear F.. .. C f 'i) peg. . f'in L ?-r J}'(!/'l tj / 1C! / / - ASenr• , l^ ire I�lr,,kle 0 vV J U) t9 FeP t r,•f I ®r v f'e t 74' e/ 0.1 w W A l I #.... ft)i, I ill' ' C'/- f L a) 77, ti>,F/PF yt A f L.(><.,/ e% vi f I i r Pe 14/ 19,4l i'e1'c® h =ROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. `,PPUUCATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE;, Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT b@ accepted after 3:00 P.M, on Fridays or 4:30 on other week days. Maps su•mis ed with an a••li - i•n h_II •- f.Id-d IN ADVANC— t• 8.5 • 11 in h-s One (11, 8v1" x 11" map of a proposed oroiect should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. Tf OFT16ARt1 Pre-Aupticatlen Cnatereaca Was Page 1 of 8 :l-s•zrpaaal aaalkaa•auHaaalall Iaautaaai tacaaa The Planning Division and Eng ,ring Division will perform a prelimin review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from.the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 1° f a,,�;„99 �,nnuM) ciL.' ,. A basic flow chart which illustrates the review process is available from the Planning Dtriision upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. • PLEASE NOTE The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or as any questions of City stag relative to Code requirements prior to submitting an application. An Additional pre-application fee and conference will be required if an application pertaining to thin pre-application conference is submitted after a period of more than six (6) months following thin conference (unless deemed as unnecessary by the Planning Division). PREPARED BY: ' -' CITY OFTIGARD MANNING DIY1SION PHONE: (503)639-4171 FAX: (5031 684-7297 :.l111a W¢1ikasstml3mill-cyst JIlaa.Aai Sactlet 3au.nlinsn-c.iugJ -ral-ri Ili OF TI&ARO Pre$ap1Icatlan Caaterencs Mates Page 8 of 3 iINastOatlal assUcatlasItuahs Isnrtauat SaWaa ilk .11; PUBLIC FACILITIES 151 2)(. 7)'D Vs° The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( feet from centerline. ( ) to feet from centerline. ( ) to feet from centime. Street improvements: street improvements will be necessary along 14 (_A. r 5 l . ( ) street improvements will be necessary along ( (,, Street improvements on AT -c shall include 4,■ - - •. • - • -- -- .,.--; •- •• - - ••• . •e .. .... - - - _ _ - ••- - •• - - : - - - - -; :; - - -- • ;• • . ! •. 0 a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), •- - _- - • - -- - - - • - •• - -- - , - - _ •: • : -- . • . ;:f1 S mpro'v- en on :[a .�d '` - '�'�= - - •- __.:_._._.-... _ .I/-. `IIA• _- - - - �;-•1 ;, ; ut. . . . s • -, - - -- • - ••- , . - :- : :. . . -etrient of CITY OF TIGARD Pro-ApoIlcatlon Conference Notes Page 1 of 5 IIIIoa.rlo.Ia•artosat Section ;u , - - b-.• ere• '// - - , -• : :a fop. -by the-Engineefin Department, . e- cs* 0,x'1- side . Pik' •.idewalksz/tn;y be requites to b, . der on, rials or r�r ajor col ctor ets, or rn t• C tr I ::usin ss/Di- n t), necess.ry stte s ns/an traffic co trot de ces, stre- i•hts. and a two year'stree1K 'so -- ( ) S- tion 18.164.120 of the Tigard Municipal.Code (TMC) requires all overhead utility line adjacent to a development to be placed underground or, at the election of the devel..er, a fee in-lieu of undergroundgg can be paid. This requirement is valid even if the utility lines are on the opposite (de of the street from the s e. If the fee in-lieu is proposed, 't is equal to $ 27.50 er lineal foot of street frontac that contains the overhead lin s. / \N There are existing ove ad utilit lines which run adjacent to this site along S . Prior to , the applicant shall either ce these utilities underground, or pay a fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: • Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) i� inch line which is located in Cc-"t1-- . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to Water Supply: r The y, 'J Le.-( Water District - Phone:(503) 2-447 - 333I provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CITY OF TIGARO Pre-AppOcatIon Conference Notes Page 2 of 5 EigIu,rlq Warmest Sectl.0 Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Bird (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. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. D*J P a (bti..�► roA� ANA` SAS Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. ° A ASS O.-1 -4 O YS C c.t._ ✓P</rc--c_ 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 newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: 0,1-- Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. CRY OF TIGARD Pre-Aupicatlen Conference Metes Page 3 of 5 E.Ut...rt.,Manliest Baal.. 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. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Ealtasa1u MMrartan(Sactlau . Site Improvement . .rmit (SIT). This pen-nit is genet , issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: _ - 12/,r 1 7 ENGINEERING DEP 'TMENT STAFF Phone: (503)639-4171 Fax: (5031684-7297 h:\pa tty\ma sters∎p reapp.eng (Master section preapp-r.mst) 18-Nov-97 CITY OF TIGARD Pre-AppUcatlon Conference Notes Page 5 of 5 Eiglu.rm Iip.flaiut SWctl.e CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ,�N,�,�1, APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: im e Date: (Z q q 7 l APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ./ MARKED ITEMS A) Application form (1 copy) B) Owner's signature/written authorization cY C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies -� E Filing Fee $ See App]/`co H SITE-SPECIFIC ,vMAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-1O% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: o (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground E? (d) Areas with high seasonal water table 0 (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats (b) Wetlands 0 7. Other site features: (a) Rock outcroppings 0 (b) Trees with 6" + caliper measured 4 feet from ground level o 8. Location of existing structures and their uses C 9. Location and type of on and off-site noise sources 0 / 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways LAND LSE APPLICATION/LIST PACE 1 OF 5 B) Site Development r ,an Indicating: No. of Copies 2Q 1 . The proposed site and surrounding properties 2. Contour line intervals c 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and 1 easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension o 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area (d) Pedestrian and bicycle circulation (e) Outdoor common areas 0 (f) Above ground utilities S. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 11 . The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements o C) Grading Plan Indicating: No. of Copies )(-) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines Q/ (b) Slope ratios o/ (c) Soil stabilization proposal(s) (d) Approximate time of year for the proposed site development o 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report a (b) The validity of sanitary sewer and storm drainage service proposals ct/ (c) That all problems will be mitigated and how they will be mitigated DIV LAND USE APPLICATION/UST PACE 2 OF 5 D) Architectural Dra, :s Indicating: The site development plan proposal shall include: No. of Copies Eg 1 . Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials ❑ 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary Part! ' n/Lot Line Adjustment Map Indicating: No. of Copies 1 . The owner of the subje parcel 2. The owner's authorize agent ❑ 3. The map scale (20,50 00 or 200 feet- 1) inch north arrow and date ❑ 4. Description of parce location and boundaries ❑ 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ 6. Location of all per ent buildings on and within 25 feet of all property lines ❑ 7. Location and width of all w er courses ❑ 8. Location of any trees within " or greater caliper at 4 feet above ground level ( ❑ 9. All slopes greater than 25% ❑ 10. Location of existing utilities akd utility easements ❑ 1 1 . For major land partition which eates a public street: (a) The proposed right-of-way to tion and width ❑ (b) A scaled cross-section of the pr osed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not precl e efficient future land division where applicable ❑ LAND USE APPLICATION./LIST PACE 3OF3 - - I) Subdivision Preiim7 ' t Ma. and Data Indicatin:: yo. of Copies 1 . Scale equaling 30,50,1 s0 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name • the subdivision ❑ 3. Vicinity map showi : property's relationship to arterial and collector streets ❑ 4. Names, addresses .nd telephone numbers of the owner, developer, engineer, surveye and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines o tract to be subdivided ❑ 7. Names of adjacent bdivision or names of recorded owners of adjoining parcels of un- bdivided land ❑ 8. Contour lines related to a ► ity-established benchmark at 2-foot intervals for 0-10% grades greater then 10% ❑ 9. The purpose, location, typ, and size of all the following (within and adjacent to the proposed .ubdivision): (a) Public and private ight-of-ways and easements ❑ (b) Public and private( and storm sewer lines ❑ (c) Domestic water ains including fire hydrants ❑ (d) Major power to phone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservatio for parks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 11 . Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants ❑ 12. Approximate centerline profiles/showing the finished grade of all streets including street extensions for : reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of propos_• street right-of-way(s) ❑ 14. The location of all areas subject o inundation or storm water overflow ❑ 15. Location, width & direction of ow of all water courses & drainage-ways ❑ 16. The proposed lot configurati• s, approximate lot dimensions and lot numbers. Where lots ar: to be used for purposes other than residential, it shall be indica -d upon such lots. e 17. The location of all trees with a •'ameter 6 inches or greater measured at 4 feet above ground level, and th- ocation of proposed tree plantings ❑ 18. The existing uses of the property, in. uding the location of all structures and the present uses of the structures, .nd a statement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivisio improvements ❑ 20. Existing natural features including rock outcroppings, wands & marsh areas ❑ 21 . If any of the foregoing information cannot practicabl e shown on the preliminary plat, it shall be incorporated into a narrati and submitted with the application ❑ LAND USE APPLICATION/LIST ?ACE 4 CF 5 J) Solar A cess Calculate o K) Other Information No. of Copies ---2 (1✓ t/V k(� s , a >,-e(Al 012 • h:voSinbaurt►seersu-dddiscrost May 23.1995 LAND USE APPUUTION/UST PACES OF 5 " • . • ecem.er • /F S SmTWT••.. 9 lo 11 12 14 15 16 17 18 19 20 21 22 23 24 25 26 27 Tuesday, December09, 8:00 8:30 9 00 **Tentative** with ..laV'Moses Partition •. • 930 .., Steve Turner 292-5920 .• 10 °° Subdivision on Fortner 1030 „n-Joe Green, 685-9685 11:" Office Building at 1S136E)D-00100 •••"! 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 11:16ANI Monday,November 24, T997 i J 4 jsex ? L, ; vc. -1 1 c t N ' / aVb'")' -541Pil a/ 1 4l 7 s ( _ Q5' 74 D /NI- 0 .. 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If you should have any questions concerning this correction, please notify Matt Scheidegger at 503/639-4171 ext. 317. Thank you. PO Box 820 Sherwood 97140 Fa,c6254179 Ph:13 6177 Pride Disposal Co. RECEIVED JAN 2 6 2001 Fa)c COMMUNITY DEVELOPMENT To: fl ,_,f c u h., 4 r J 1 From: Fax: 'n3 �-v� o 7 Pages: 3 Phone: s-03 2 41 - 03 � Date: -- 7- o v Re: ❑ Urgent ❑ For Review 0 Please Comments Please Reply ** Please Recycle ** • Comments: t 744-4-42-+ PA < <S ro d s 1/4 1, 5 tf ) " (.0A. ..1 em ..slev c: P cx_c S Low h • f 147 5P -- ��.-1 t:(H 1 A - - ' ' EXISTING CURE I 1.-_____._____O■ ° �/� 4.4 ul v- -' �!F�G��II YI/ ' Y N. ,.. - - - _—____i__. ---.-.. ._ __ ._-_ ._-<_.._.._..�__. �. .._ ve STORM ._.". k T ` {�• an N AREA DRAIN 4 2`SPRINKLER 14 i.00 �,' r CONNECTION m Q W/ 2 1/2" DDC t . FE 1353., D INSIDE CF BLDG. 1 N t 353.5a - M 1 �r` _ ti� Q _ STO_RM CO • 1 _ x FT .3J3.5O TYP. ? 4" ROOF DRAIN -- j , _1__ .. 3 4"WATER 3 CONNECTION FIRE DEPART. c METER • CONNECITION " • / L61/ 24 17-1'....° . - .. . r.77.1. • - .. : •- ' a . A . . 4 - A., .. 444 4 — ->s i r-51 ° ' ...-j, 1 -,. ,. . . _. . 6 ._ •_ • I A W)G Illb °‘>■ )1:1-- il -° •�� "ROOF DRAI Fri- 't: E Ii :. .. CflNNECT1Ol�I _ „ , _ . ”" I II11I �'/� CO NECnpN 1 V 64.8 LF WATER W I I I 1 1_ ./, 4 SAN. CO i co E" (n - - - w - - -- $' W O T TAP` o F n' v'._ I ; EXIST r-f ORM CEl ") sj i a I " WATER UNE___ 6 SAN :.. _ kV/Le - - ' - - i� c1-6-"go a 1 ,Q Co (TYP) FIRE HYD $ ° i 96.5 LF 6" SS PVC 3034 S SS -o (cliTh co �.' x _ _-___ w ! i(A C ) t — ! 1----i o 00 - w �; I ui ' - - �' co I LURB � STORM C o I --. _!� .._.__STORM CO 1 -----__�.._ JAN-29 01 11:48 FROM:WASHCO LAN' EV SERV 503-846-2908 TO' 3 290 55Th PAGE:02/02 { WASHINGTON COUNTY, OREGON DEPT. OF ASSESSMENT AND TAXATION SUITE 130 (503) 648-8741 1 DA'L'E Tama 31. 2001 WASHINGTON COUNTY • DEPARTMENT OF ASSESSMENT & TAXATION MAIL STOP #9 155 N. 1st AVENUE HHILLSBORO, OR 97124 RE: CONSOLIDATION REQUEST Gentlemen: Please consolidate as many of the following accounts as possible. Map / 6/ d /o OP Tax Lot 00 /0-D (1S1 36 DD) /AC // 36 100 004,00 (1S1 36 DD) If you have any questions regarding this consolidaton, please do not hesitate to contact us. Telephone Coi 91b a? yee q Address 7°- x 7,5- 9 �� • • /,/ _- 970107 Signat e of Owner Da e SEE OTHE SIDE FOR CONDITIONS • If an L . I . D. (Special Ass-ssment ) exists ; Consolidation approved [.arid Use F. Transpor Lai. i on __- S i.gna ture Vatic' Unified Sewerage Agency -- — - — — S iynature Dale Department of Assessment and Taxation 155 North First Avenue, Surto 130 Hillsboro, Oregon 97124-3087 Phone: 503/648-874t i COO -X°1, 1641441 11\ CITY OF TIGARD January 29, 2004 OREGON Mr. Joe Green P.O. Box 759 Portland OR 97207 Re: Green Office Complex - Tigard, Oregon Dear Mr. Green: According to our records, there are only a handful of conditions left to meet in order to obtain a sign-off from Planning and Engineering for your building complex located at 11560 S.W. 67th Avenue, Tigard, Oregon. I have attached a copy of these remaining conditions for your review. Should any of those listed be completed but not signed off, please let me know and I will make sure they are signed as `met'. Otherwise, as the conditions are completed, please contact Matt Scheidegger in Planning, and Mike White in Engineering, to sign-off conditions relating to their requirements. As the TIF (Traffic Impact Fee) is deferred until occupancy, I would also like to remind you that this fee will increase if the building has not received a Certificate of Occupancy prior to July 1, 2004. Please do not hesitate to contact me, Matt or Mike should you need assistance or have any questions. Sincerely, C" Sue Ross, Permits Coordinator CITY OF TIGARD cc: Matt Scheidegger Mike White File attachment 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 01/29/2004 onditions Associated With 2:14:5800 4:58PM TIDEMARK Case #: SDR2000-00015 COMPUTER SYSTEMS. INC. :ondition Status Updated Code Title Hold Status Changed By Tag Date By 1 PUBLIC IMPROVEMENT PLAN SUBMITTA: None Met 05/02/2001 BDR 05/02/2001 PLN 15. 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. 1 SUITE LAYOUT MAP None Met 05/15/2001 BDR 05/15/2001 PLN 16. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Kit Church,Engineering Department. Suite numbers will then be assigned by the City and the address fee will then be calculated,which must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Kit Church,Engineering). 1 HALF ST.IMPROVEMENT/67TH AVE None Met 02/21/2001 BDR 02/21/2001 BDR 17. 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 67th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet and cul-de-sac curb radius equal to 40 feet;B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage;C. concrete curb,or curb and gutter as needed;D. storm drainage,including any off-site storm drainage necessary to convey surface and/or subsurface runoff;E. 6 foot concrete sidewalk;F. street trees behind the sidewalk spaced per TDC requirements;G. street striping;H. streetlight layout by applicant's engineer,to be approved by City Engineer;I. underground utilities;J. street signs(if applicable);K. driveway apron (if applicable);L. adjustments in vertical and/or horizontal alignment to construct SW 67th Avenue in a safe manner,as approved by the Engineering Department. 1 ON-SITE WATER QUALITY FACILITY None Met 02/21/2001 BDR 02/21/2001 BDR 18. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards(adopted by Resolution and Order No.00-7). Final plans and calculations shall be submitted to the Engineering Department(Brian Rager)for review and approval prior to issuance of the site permit. In addition,a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 EROSION CONTROL PLAN None Met 02/21/2001 BDR 02/21/2001 BDR 19. 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". 1 ADDITIONAL ROW None NOT MET BDR 11/04/2002 BDR 20. Prior to issuance of a building permit,additional right-of-way shall be dedicated to the Public along the frontage of SW 67th Avenue to increase the right-of-way to accommodate the cul-de-sac bulb improvement. The description shall be tied to the existing right-of-way centerline. The ROW dedication must contain the new curb. The new planter strip and sidewalk can be located in a public easement. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 1 PROPOSED WATER CONNECTION None Met 05/02/2001 BDR 05/02/2001 PLN 21. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the building permit. 1 EMERGENCY ACCESS GATE None Met 05/02/2001 BDR 05/02/2001 PLN 22. Prior to issuance of the building permit,the applicant shall demonstrate on their site plan that they will provide an emergency access gate with a Knox Lock system at their eastern boundary where their site gains acess to the private driveway easement. 1 SIGNALIZATION None Met 05/15/2001 BDR 05/15/2001 PLN 23. Prior to issuance of the building permit,the applicant shall pay the following to the City: A. $2,364.00 toward signalization of SW 72nd Avenue/SW Dartmouth Street and B. $6,800.00 toward signalization of SW 68th Parkway/SW Dartmouth Street. 1 COMPLETE PUBLIC IMPROVEMENTS None NOT MET BR 01/17/2001 ST 24. Prior to a fmal building inspection,the applicant shall complete the required public improvements,obtain conditional acceptance from the City,and provide a one-year maintenance assurance for said improvements. 1 AS-BUILT DRAWINGS None NOT MET BR 01/17/2001 ST 25. 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. Page 2 of 3 CaseConditions..rpt • onditions Associated With 01/29/2004 TIDEMARK Case #: SDR2000-00015 COMPUTER SYSTEMS. INC. 'ondition Status Updated Code Title Hold Status Changed By Tag Date By 1 OVERHEAD UTILITIES None NOT MET BR 01/17/2001 ST 26. The applicant shall either place the existing overhead utility lines along SW 67th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be $4,400.00 and it shall be paid prior to final building inspection. 1 USA COMPLIANCE None NOT MET BR 01/17/2001 ST 27. 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. 1 STORMWATER MAINTENANCE AGREEME None NOT MET BR 01/17/2001 ST 28. Prior to a final building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management for the proposed onsite catch basin treatment units. Page 3 of 3 CaseConditions..rpt 01/29/2004 anditions Associated With 2:14:55PM TIDEMARK Case #: SDR2000-00015 COMPUTER SYSTEMS. INC 4 gam,, re _,,; rs > a° Ur4d1�1[1r1. 4 °' ,'' Wp '' SY` 44:,.t` fp` , ,<i,'; 1 BUILDING LOCATION None Met MS 01/25/2001 PLN 1. Submit a plan showing the building is no greater than 10 feet away from the northern property line. 1 ELEVATIONS None Met MS 01/25/2001 PLN 2. Submit a plan showing to scale elevations that address ground floor windows and proposed parapets. 1 TREES None Met MS 01/25/2001 PLN 3. Submit a plan showing trees used to screen the parking area from SW Atlanta at a 3.5 inch caliper. 1 INTERIOR PARKING LOT TREES None Met MS 01/25/2001 PLN 4. All interior parking lot trees shall be planted at a minimum of 2.5 inches in diameter. 1 TRASH ENCLOSURE LOCATION None Met MS 01/25/2001 PLN 5. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their needs. 1 TRASH STORAGE SECURITY GATES None Met MS 01/25/2001 PLN 6. Submit information indicating that the security gates of the trash storage area will be capable of being secured in a closed and open position and labels will be provided to indicate the type of materials accepted. 1 CAR/VANPOOL PARKING STALLS None Met MS 01/25/2001 PLN 7. Submit a plan showing 2 car/vanpool parking stalls located as close to the main entrance as possible. 1 WHEEL STOPS None Met MS 01/25/2001 PLN 8. Submit a plan showing parking stalls abutting interior landscaping and perimeter stalls to have wheel stops that are at least four inches high and located three feet back from the front of the parking stalls. 1 BICYCLE RACK LOCATION None Met MS 01/25/2001 PLN 9. Submit a plan showing a 7-space bicycle rack that is within 50 feet of the primary entrance. 1 BICYCLE RACK None Met MS 01/25/2001 PLN 10. Submit details of the bicycle rack to be used. 1 DELIVERY SPACE None Met MS 01/25/2001 PLN 11. Submit a plan showing one loading and maneuvering space available for deliveries. 1 LIGHTING PLAN None Met MS 01/25/2001 PLN 12. Submit a detailed lighting plan for the exterior of the building. 1 LOT CONSOLIDATION None Met 02/05/2001 MS 02/05/2001 PLN 13. Submit documentation that both lots have been consolidated,or apply for a lot line adjustment to have the proposed building on one lot. *will submit consolidation plan by the end of the week. 1 PUBLIC IMP./COMPLIANCE AGRMT None Met 05/02/2001 BDR 05/02/2001 PLN 13b. 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). Page 1 of 3 CaseConditions..rpt • LAW OFFICES OF SHERMAN, SHERMAN, JOHNNIE & HOYT, LLP 475 Cottage Street N.E.,Suite 120 Post Office Box 2247 Salem,Oregon 97308-2247 TELEPHONE(503)364-2281 TELEFAX(503)370-4308 KENNETH SHERMAN,JR. KENNETH SHERMAN,Retired GINA ANNE JOHNNIE MARK C. HOYT MIST] K. JOHNSON JAMES L. MURCH, Of Counsel LINCOLN C.SCOFFIELD (503)510-2307 or(503)363-2730 'Licensed in OR and WA November 16, 2004 Joe Green P.O. Box 1 Donald, Or. 97020 Re: Dedication Deeds for Sidewalk Easement and Right of Way Dear Joe: Enclosed please find the Dedication Deed for Road and Street purposes, and the Easement for Permanent Public Sidewalk required by the City of Tigard to finalize your building. I received the legal description from the surveyor yesterday. As you will recall, previous dedication deeds for both the roadway, and sidewalk easement were provided and recorded. The enclose documents correct those previously filed deeds, and modify the legal descriptions to the new size of the cul-de-sac. Please sign the deeds before a notary, and either provide them to Gary Darling to provide to the City of Tigard, or provide them to the City directly. Under normal circumstances I would provide the copies to the City, however, given the pending litigation, I can not communicate directly with them without jumping through several hoops. If you have any questions regarding this matter, please feel free to contact me at your convenience. Yours trul , SHERMAN, SH• ' ► -7,1 P ► i^ : I•►- , LP / I Mark C. Hoyt mark@shermlaw.com MCH:wtl Encl: 2 Dedication Deeds EXHIBIT "B " S W. HA INES ROAD r DELTA=5°2439" RADIUS=124.16' LENGTH=11.72' CHORD BEARING= N 29°26'40"E \ 11.72' t r./.) 7 SIDEWALK EASEMENT AREA DELTA= 86°3125" RADIUS=50.50' DELTA= 79°27'45" LENGTH=76.26' RADIUS=40.50' CHORD BEARING= LENGTH=56.17' S 10°2909"W CHORD BEARING= 6g 22' N 14°42'17"E O' /51.77' TA= °4 '1 " DEL 2 0 3�I RADIUS=124.16 LENGTH=5.79' ■ CHORD BEARING= ' ��� N 1°20'07"E N 90°0000"E 5.79' 5.00' N 00°0000"E _` 6.68' DELTA=53°44'45" �— N 90°00 0"E -- '�� RADIUS=28.00' 30.00 LENGTH=26.27' °o T.P.O.B. CHORD BEARING= r< S 26°5222"W W 25.31' Fflic2 .0 W SCALE: 1"-20' o N r o °o r!7 == 0 20 10 5 0 20 0 0 C Z rri I I S. W. IBA YL OR ST. • RETRUN RECORDED DOCUME*'T TO: CITY HALL RECORDS DEPAR' NT, CITY OF TIGARD 13125 SW Hall Blvd. Tigard,OR 97223 INDIVIDUAL File No. DEDICATION DEED FOR ROAD OR STREET PURPOSES Space above reserved for Washington County Recording information Joseph W.Green does hereby dedicate to the public a perpetual right-of-way for street,road,and utility purposes on,over,across,under,along, and within the following described real property in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. NOTE: This document is being recorded to correct a previous document recorded as Document No. 20011088015; the corrected information includes the Owner's name and the actual description of the dedicated area. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $0.00. However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. • IN WITNESS WHEREOF,I hereunto set my hand on this day of , 20 Signature Joseph W. Green Signature NO CHANGE Tax Statement Mailing Address • Property Address STATE OF OREGON ) )ss. County of Washington ) This instrument was acknowledged before me on (date)by: (name of person(s)). LINDA J. REID . NOT r'' "al.JBLIC Notary's Signature STATa F = '+INGTON My Commission Expires: . COMM i1(PIRES AUGUST 20,2005 Accepted on behalf of the City of Tigard this day of, 20 City Engineer Documer,t2 • EXHIBIT "A" DEDICATION OF RIGHT-OF-WAY LEGAL DESCRIPTION A PARCEL OF LAND LOCATED IN BLOCK 4 OF THE PLAT OF "WEST PORTLAND HEIGHTS", LOCATED IN THE SOUTHEAST ONE-QUARTER OF THE SOUTHEAST ONE-QUARTER OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST,WILLAMETTE MERIDIAN, CITY OF TIGARD, COUNTY OF WASHINGTON, STATE OF OREGON, BEING MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF S.W. BAYLOR STREET AND S.W. 67T"AVENUE, THENCE NORTH 00°00'00" EAST ALONG THE CENTERLINE OF S.W. 67Th AVENUE A DISTANCE OF 258.00 FEET TO A POINT; THENCE LEAVING SAID CENTERLINE NORTH 90°00'00" EAST A DISTANCE OF 30.00 FEET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF SAID S.W. 67TH AVENUE, SAID POINT BEING THE NORTHWEST CORNER OF LOT 4, BLOCK 4 "WEST PORTLAND HEIGHTS"; THENCE ALONG SAID EAST RIGHT-OF-WAY LINE THE FOLLOWING FOUR (4) COURSES AND DISTANCES: 1) NORTH 90°00'00" EAST A DISTANCE OF 5.00 FEET; 2)THENCE NORTH 00°00'00" EAST A DISTANCE OF 6.68 FEET; 3)THENCE ALONG THE ARC OF A 124.16 FEET RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 2°40'13"A DISTANCE OF 5.79 FEET TO A POINT THAT BEARS NORTH 1°20'07" EAST A DISTANCE OF 5.79 FEET FROM THE LAST DESCRIBED POINT, SAID POINT BEING THE TRUE POINT OF BEGINNING OF THE PARCEL BEING DEDICATED; 4) THENCE CONTINUING ALONG SAID ARC OF A 124.16 FEET RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 24°04'07"A DISTANCE OF 52.16 FEET TO A POINT THAT BEARS NORTH 14°42'17" EAST A DISTANCE OF 51.77 FEET FROM THE LAST DESCRIBED POINT;THENCE LEAVING SAID RIGHT-OF-WAY LINE ALONG THE ARC OF A 40.50 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 79°27'45"A DISTANCE OF 56.17 FEET TO A POINT THAT BEARS SOUTH 14°42'17"WEST A DISTANCE OF 51.77 FEET FROM THE LAST DESCRIBED POINT, TO THE TRUE POINT OF BEGINNING. CONTAINING 426 SQUARE FEET MORE OR LESS. REG 5TI RBD p,-:OnSil®t LAN:1!) OU'z!!` 1 \ OR DEC. 16. 198 DAVID A. FI'STER #193 RENEWED THRU 12/31/06 . . EXHIBIT "B " S W HAINES ROAD r i5 : DELTA=24°04'07" AREA BEING DEDICATED RADIUS=124.16' DELTA= 79°27'45" LENGTH=52.16' ; RADIUS=40.50' CHORD BEARING= �i LENGTH=56.17' N 14°42'17"E �� CHORD BEARING= 51.77' �� 14°42'17"W• 0) 51.77' ° DELTA=2 4013 Al 1 N ` RADIUS=124.16' T.P.O.B. S 14°42'1LENGTH=S.79' CHORD BEARING= ! ' N 1°20107"E N 90°00'00"E 5.79' 5.00' —\ N 00°00'00"E 6.68' —\--- N 90°00 0"E d 30.00 W 1. 0 0 o I SCALE: 1a=20' N o rri _- z Z 20 10 5 0 20 C rri I I S. W IBA YLOR ST. 1 RETURN RECORDED DOCUMENT TO: CITY HALL RECORDS DEPARTMENT, CITY OF TIGARD 13125 SW Hall Blvd. Tigard,OR 97223 INDIVIDUAL File No SDR 2000-00015 EASEMENT PERMANENT PUBLIC SIDEWALK Space above reserved for Washington County Recording information Joseph W. Green hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing, operating, maintaining, inspecting, and repairing a public sidewalk, together with the right to remove, as necessary, vegetation, foliage, trees, and other obstructions on the parcel of land described in Exhibit "A", situated in the City of Tigard, Washington County, State of Oregon. NOTE: The purpose of this document is to correct a previously recorded easement, recorded as Document No. 2001088014, Washington County,Oregon. This document corrects the legal description of the sidewalk easement. THE TRUE CONSIDERATION for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right, title, or interest except those expressly stated in this easement, nor otherwise prevent Grantors from the full use and dominion thereover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated, the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors,their successors,and assigns in the case of such event. TO HAVE AN s 0 OLD the above-described and granted premises unto said Gre9toe its successors,and assigns forever. IN WITNE S , I:' OF„yre , to set my hand on this / day of --,.!4i ,20 /-14,11, dL Signature Joseph W. Green Signature NO/'HANGE Tax Statement ailing Address Mailing Address po. STATE OF OREGON ) )ss. County of Washington ) Jl This instrument was acknowledged before me on/I ``7 U date b : e/J� 6r�e/K , g 5(date) Y ���� / (name pers s)). ', LINDA J. r'— : i NOTAr" 1C IP STATE ,,;TON ' Signature / ��; -.. •:t'IRES My Commission Expires: ava, y i tea, Auciuo(2,- 2005 Accepted on behalf of the City of Tigard this day of ,2003. City Engineer NO CHANGE IN TAX STATEMENT documentt LAW OFFICES OF SHERMAN, SHERMAN, JOHNNIE & HOYT, LLP 475 Cottage Street N.E.,Suite 120 Post Office Box 2247 Salem,Oregon 97308-2247 TELEPHONE(503)364-2281 TELEFAX(503)370-4308 KENNETH SHERMAN,JR. KENNETH SHERMAN,Retired GINA ANNE JOHNNM MARK C. HOYT MIST] K. JOHNSON JAMES L. MURCH,Of Counsel LINCOLN C.SCOFFIE D (503)510-2307 or(503)363-2730 'Licensed in OR and WA November 16, 2004 Joe Green P.O. Box 1 Donald, Or. 97020 Re: Dedication Deeds for Sidewalk Easement and Right of Way Dear Joe: Enclosed please find the Dedication Deed for Road and Street purposes, and the Easement for Permanent Public Sidewalk required by the City of Tigard to finalize your building. I received the legal description from the surveyor yesterday. As you will recall,previous dedication deeds for both the roadway, and sidewalk easement were provided and recorded. The enclose documents correct those previously filed deeds, and modify the legal descriptions to the new size of the cul-de-sac. Please sign the deeds before a notary, and either provide them to Gary Darling to provide to the City of Tigard, or provide them to the City directly. Under normal circumstances I would provide the copies to the City,however, given the pending litigation, I can not communicate directly with them without jumping through several hoops. If you have any questions regarding this matter, please feel free to contact me at your convenience. Yours trul , SHERMAN SH. ' ►, -;1 , r ■•P' i� LP i A Mark C. Hoyt mark @shermlaw.com MCH:wtl Encl: 2 Dedication Deeds EXHIBIT "A" LEGAL DESCRIPTION EASEMENT-PERMANENT PUBLIC SIDEWALK A PARCEL OF LAND LOCATED IN BLOCK 4 OF THE PLAT OF "WEST PORTLAND HEIGHTS", LOCATED IN THE SOUTHEAST ONE-QUARTER OF THE SOUTHEAST ONE-QUARTER OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST,WILLAMETTE MERIDIAN, CITY OF TIGARD, COUNTY OF WASHINGTON, STATE OF OREGON, BEING MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF S.W. BAYLOR STREET AND S.W. 67Th AVENUE, THENCE NORTH 00°00'00" EAST ALONG THE CENTERLINE OF S.W. 67Th AVENUE A DISTANCE OF 258.00 FEET TO A POINT; THENCE LEAVING SAID CENTERLINE NORTH 90°00'00" EAST A DISTANCE OF 30.00 FEET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF SAID S.W. 67Th AVENUE,SAID POINT BEING THE NORTHWEST CORNER OF LOT 4, BLOCK 4 "WEST PORTLAND HEIGHTS", SAID POINT ALSO BEING THE TRUE POINT OF BEGINNING OF THE EASEMENT PARCEL BEING DESCRIBED; THENCE ALONG SAID EAST RIGHT-OF-WAY LINE THE FOLLOWING FIVE (5) COURSES AND DISTANCES: 1) NORTH 90°00'00"EAST A DISTANCE OF 5.00 FEET; 2) THENCE NORTH 00°00'00" EAST A DISTANCE OF 6.68 FEET; 3)THENCE ALONG THE ARC OF A 124.16 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 2°40'13"A DISTANCE OF 5.79 FEET TO A POINT THAT BEARS NORTH 1°20'07" EAST A DISTANCE OF 5.79 FEET FROM THE LAST DESCRIBED POINT; 4) THENCE ALONG THE ARC OF A 40.50 FOOT RADIUS CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 79°27'45"A DISTANCE 56.17 FEET TO A POINT THAT BEARS NORTH 14°42'17" EAST A DISTANCE OF 51.77 FEET FROM THE LAST DESCRIBED POINT; 5)THENCE ALONG THE ARC OF A 124.16 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 5°24'39"A DISTANCE OF 11.73 FEET TO A POINT THAT BEARS NORTH 29°26'40" EAST A DISTANCE OF 11.72 FEET FROM THE LAST DESCRIBED POINT,THENCE LEAVING SAID EAST RIGHT-OF-WAY LINE ALONG THE ARC OF A 50.50 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 86°31'25"A DISTANCE OF 76.26 FEET TO A POINT THAT BEARS SOUTH 10°29'09"WEST A DISTANCE OF 69.22 FEET; THENCE ALONG THE ARC OF A 28.00 FOOT RADIUS CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 53°44'45"A DISTANCE OF 26.27 FEET TO A POINT THAT BEARS SOUTH 26°52'22"WEST A DISTANCE OF 25.31 FEET FROM THE LAST DESCRIBED POINT, SAID POINT BEING ON THE EAST RIGHT-OF-WAY LINE OF S.W. 67Th AVENUE; THENCE NORTH 00°00'00" EAST ALONG SAID EAST RIGHT-OF-WAY LINE A DISTANCE OF 17.89 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 743 SQUARE FEET MORE OR LESS. REGISTERED PROFgssicy LAND SUM/E. oft DEC 16. 1%0 DAVID A.;FOSTER #1934 RENEWED THRU 12/31/06