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SDR2000-00010
EXPIRED SDR2000 - 0001O PEIRCE OFFICE ICI 120 DAYS=10/9/2000 CITY of TIGARD Community cDeve(opment Shaping A Better Community CITY OF TIGARD Wasfungton.County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 Case Name: APPEAL OF PEIRCE OFFICE Names of Owners: Steve Peirce Name of Applicant: Steve Peirce Address of Applicant: 12560 SW 70th Avenue, Tigard, Oregon 97223 Address of Property: 12560 SW 70th Avenue, Tigard, Oregon 97223 Tax Map/Lot Nos.: WCTM 2S101AA, Tax Lots 09600 and 09101. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS PARTIALLY DENYING AND PARTIALLY APPROVING AN APPEAL OF THE DIRECTOR'S DECISION TO APPROVE, SUBJECT TO CONDITIONS, A REQUEST FOR SITE DEVELOPMENT REVIEW. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON SEPTEMBER I I, 2000 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item on Appeal: :- On July 28, 2000 the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure (also a converted residence) onto the site. On August 8, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels the amount estimated for the dedication was under valued and that the dedication can not be justified without compensation. ZONING DESIGNATION: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: No specific code sections are specified in the appeal, however, portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. Action: ➢ Approval as Requested ® Partial Denial/Partial Approval with Conditions Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners The adopted findings of fact, decision and statement of conditions can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THE DECISION WAS SIGNED ON SEPTEMBER 22, 2000, AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2000. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal of conditions of approval of a ) FINAL ORDER Director's decision approving an application for site ) development review for a proposed office development ) SDR 2000-00010 at 12560 SW 70th Avenue in the City of Tigard ) (Peirce) A. SUMMARY 1. On July 28,2000,the Director issued a decision conditionally approving site development review for a proposed office complex at 12560 SW 70th Avenue,WCTM 2S101AA, Tax lots 09600 and 09101 (the"site"). 2. On August 8, 2000 the applicant filed an appeal of the Director's decision. The written appeal disputes the discussion regarding a Traffic Impact Fee("TIF') required by Washington County and disputes condition of approval 14,which provides in relevant part as follows: Additional right of way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right of way to increase the right of way to 30 feet from the centerline... a. Regarding the TIF discussion,the applicant argued it was unintelligible, and the fee was excessive. b. Regarding condition of approval 14, the applicant argued the City erred in calculating the value of the right of way at three dollars a square foot;the land is worth more. 3. A City Hearings Officer conducted a duly noticed public hearing to consider the appeal. City staff recommended the appeal be granted in part by modifying condition of approval 14. The applicant accepted the recommendation of City staff at the hearing and waived his right to hold open the record after the hearing. No one else participated in this appeal. Based on the findings and conclusions contained herein and considering the testimony and evidence in the public record,the hearings officer denies the appeal,in part, and grants the appeal,in part, and affirms the Director's decision with modifications to conditions of approval 14 as provided herein. B. HEARING AND RECORD 1. Hearings Officer Larry Epstein(the "hearings officer")received testimony at the public hearing about this application on September 11, 2000. All exhibits and records of testimony are filed with the Tigard Department of Community Development. The hearings officer announced at the beginning of the hearing the rights of persons with an interest in the matter,including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights,the manner in which the hearing will be conducted,and the applicable approval standards. The hearings officer disclaimed any ex parte contacts,bias or conflicts of interest. 2. At the hearing,City planner Julie Hajduk summarized the nature of the appeal and recommended the hearings officer amend condition of approval 14 as provided in the staff's report dated August 31, 2000. a. She noted the discussion of the TIF is simply that: discussion. The TIF is required to be paid by County ordinance at the time a building permit is issued for the development. The City has no jurisdiction over the TIF applicability, amount or process. b. Regarding conditions of approval 14,she agreed with the applicant that the City erred in calculating the value of the property at three dollars per square foot. She explained that is the value of residential land. However,because the subject property is zoned MUE(Mixed Use Employment), the value of the land should have been calculated at roughly twelver dollars per square foot. If the correct value is used,the unmitigated impact of the proposed development is significantly less than the value of the right of way to be dedicated. Therefore,under Dolan v. City of Tigard, the City cannot require the dedication. She recommended the hearings officer modify condition of approval 14 to require the applicant to file a restrictive covenant over the 30-foot strip of land in question to prevent structure or improvements in that area from increasing the cost to the public to purchase that land for road purposes. 3. Mr. Peirce testified on his own behalf. He concurred with the recommendation of Ms. Hajduk,and agreed to file the restrictive convenant. He waived his right to hold open the record after the hearing. C. DISCUSSION 1. City staff recommended the hearings officer affirm the planning director's decision but modify condition of approval 14 to require the applicant to file a restrictive covenant to prevent substantial development of the land that is needed for right of way purposes. See the August 31,2000 memo from Ms. Hajduk and Brian Rager to the hearings officer. The hearings officer finds that the director's decision and the August 31 memo accurately identify the applicable standards and contain sufficient findings supported by substantial evidence to affirm the decision,provided it is modified accordingly. Therefore the hearings officer adopts those findings as his own,except to the extent expressly provided otherwise herein. 2. The hearings officer finds that condition of approval 14 should be modified to require the applicant to file a covenant over the area needed for right of way purposes so that the value of that area is not artificially inflated or otherwise increased to frustrate acquisition of that area for right of way and road purposes. The applicant accepted such a modification at the hearing in this matter. 3. The hearings officer finds that the discussion of the TIF in the director's decision is just that: discussion. It is not reflected in conditions of approval and has no binding effect on Washington County in its administration of the TIF regulations. The applicant will have a right to appeal the TIF to the Washington County Hearings Officer if the applicant believes the TIF is excessive. Nothing in the City decision affects his ability to do so. There are no other disputed issues in this matter. D. CONCLUSIONS Based on the findings adopted and incorporated herein, the hearings officer concludes that the appeal should be denied in part and granted in part. The appeal should be denied with regard to the discussion of the TIF fees and should be granted with regard to condition of approval 14. Condition of approval 14 should be modified consistent with the Auvgust 31, 2000 memo from Ms. Hajduk and Mr. Rager. Hearings Officer Final Order Appeal of SDR 2000-00010(Peirce) Page 2 E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby grants,in part, and denies, in part,the appeal of the Director's decision in the matter of SDR 2000-00010(Peirce) and affirms that decision with the following amendments: Condition of approval 14 is hereby amended to read as follows: 14. Before approval of building or development permits for the subject property,the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property(i.e.,the northern thirty feet of the former right of way of SW 70th Avenue). DARED this 22nd day is September,2000. / £Iiv Larry Epste. ` City of Tig. H f . gs Officer Hearings Officer Final Order Appeal of SDR 2000-00010(Peirce) Page 3 City of Tigard Community(Development Shaping f7(Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503)639-4171 Fax 684-7297 TO: Larry Epstein, Tigard Hearings Officer FROM: Julia Hajduk, Associate Planner T' Brian Rager, Development Review Engineer DATE: August 31, 2000 SUBJECT: Appeal of condition in Director's Decision requiring dedication of property. Case file No.: SDR2000-00010. BACKGROUND: On July 28, 2000, the Director issued a decision to approve, subject to conditions, a request Site Development Review to change the use of a parcel from residential to office and to add an additional structure to the site for office purposes. On August 8, 2000, the applicant filed an appeal stating that the section discussing the traffic impact fee was not understandable and the traffic impact fee being charged was excessive. The applicant also feels as though the value of the land being required to be dedicated is more than the estimated $3.00 per square foot. The applicant states that he is appealing both of these issues "and others that may come to my attention in the future". The applicant did not specify any specific code sections being appealed. Portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. Staff will address the two issues being appealed below. The appeal is limited to the issues raised, therefore, the applicant may not raise additional issues at a later date. Staff has advised the applicant of this limit on appeals. TIF The TIF estimate provided is for information only. The impact analysis utilizes the estimated TIF in order to justify improvements. The actual TIF is estimated at time of building permit submittal in accordance with the Countywide TIF Ordinance and may be appealed at that time to the Washington County Hearings Officer. APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 1 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer Estimated Value of Land When Staff had initially estimated the value of the area to be dedicated as right-of-way (ROW), the value of $3.00 per square foot was believed to be the appropriate amount. However, upon further discovery, that figure is appropriate for residential properties only. More recent Capital Improvement Projects (CIP) in commercial zones reflect that commercial land purchased for new ROW is usually assessed at $12.00 per square foot. This changes Staffs opinion significantly. Based on the new figure, the applicant's unmitigated impact is significantly less than the value of the land to be dedicated. Therefore, Staffs opinion is that dedication can not be justified. In-lieu of dedication, Staff recommends the applicant be required to record a restrictive covenant over the 30-foot strip of land that will eventually be needed for ROW. This will prevent any permanent structures or improvements from being placed in that area and will enable the City to purchase this land in the future when the roadway is improved. Staff Recommendation Staff recommends the applicant not be required to dedicate the ROW for SW 70th Avenue at this time, but instead be required to record a restrictive covenant over the 30-foot strip of land to prevent permanent structures or improvements from being located in that area. EXHIBITS: Exhibit "A" — Copy of the Director's Decision Exhibit "B"—Appeal Form and Related Material I:\curpin\Julia\SDR\Pierce office appeal.doc APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 2 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer . F .°rff 1—'11 t; OF TIGARD S4- `. mmunity 120 DAYS = 10/9/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO.: Site Development Review (SDR) SDR2000-00010 PROPOSAL: The applicant is requesting site development approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. APPLICANT/ Steve Peirce APPLICANT'S Craig Johnson OWNER: 12560 SW 70th REP.: 16521 SE Gordon Street Tigard, OR 97223 Milwaukie, OR 97267 LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 1 OF 22 CONDITIONS OF APPROVAL K. ` 4 RE . elk @ I G O Di DNS I i41_ A� SF ED a y ��'RIDR p ' E S . A GE ITEM ..fJL`I Goa ERMI 'S u•mit evi•ence o comp ying wit t e o owing con•!bons to t e • a nmg Division. Staff contact: Julia Hajduk. 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-o-way and adjacent residential properties. 2. Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 3. Submit details of the bicycle rack to be used. 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 5. If wheel sops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 6. Submit a plan that shows weather protection will be provided at the building entrances. 7. Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8. Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 9. Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 2 OF 22 13. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. 14. Additional right-of-way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street, from the present terminus near SW 72nd Avenue, to SW 70"' Avenue, then south along the frontage of the site as shown on the preliminary plan. 16. If the applicant intends to form a sewer Reimbursement District, or a Neighborhood Sewer Extension Project, they shall do so prior to issuance of the site permit. 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area (as shown on the preliminary plan). 18. Prior to issuance of the site permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: 19. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Julia Hajduk. 21. Install all improvements as per the final plans approved by the City of Tigard Planning Division. If any changes are necessary to any aspect of the site plans (landscaping, parking layout, etc.) approval must be obtained from the Planning Division even if the change is required by another City Department. Failure of the applicant to obtain approval will delay inspections until formal approval can be granted and may result in significant site changes necessary to remedy the situation. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 3 OF 22 SECTION III. BACKGROUND INFORMATION Site History: When the application was submitted, there were 2 tax lots (09600 and 09101), however, since that time, the applicant has received a tax lot consolidation, therefore, the property is identified as being on WCTM 2S101AA tax lot 09600 only. Staff conducted a search of City records for the parcel. The only land use activity found for the subject parcel is a Type II Home Occupation approved in 1999 (HOP 1999-00107) for a counseling office. Vicinity Information: The subject site is located on the south side of SW Beveland to the east of the vacation right-of-way for SW 70 Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The properties to the north, south and east are developed with existing commercial businesses. The property to the west is a residence with a legal pre-existing non-conforming business. Site Information and Proposal Description: The site currently has an existing residential structure that is operating as a Type II HOP. The adjacent 70th Avenue right-of-way was vacated in 1988, but is being required to be re-dedicated due to the new Tigard Triangle Design Standards and Development Code standards in affect at this time. The proposal is to convert the existing residence to an office and locate an additional structure on the site which will serve as an office as well. The total square footage for both structures will be 3,349 square feet. The property is located at 12560 SW 70th Avenue; WCTM 2S111AA, Tax Lot 09600 and 09101. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 4 OF 22 • public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within th Tigard Triangle. the 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 18.370 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 that 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 subject site has frontage on SW Beveland. The site also consists of a portion of the 70th Avenue right-of-way previously vacated. With the re-dedication of the right-of-way as will be required further in this decision, the Design option will be met because the property would be abutting 2 street right-of-ways and has no more than 200 feet along either frontage. FINDING: Because the roposal meets the design option with the dedication of SW 70th as discussed and required further in this decision, the Street Connectivity Standards have been met. Site Design Standards: - All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 5 OF 22 Neither SW Beveland nor SW 70th Avenue are classified as a Major or Minor Arterial, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The existing building on the site is approximately 48 feet from the Beveland right-of-way and 25 feet 4 inches from the future 70th Avenue right-of-way. The building to be locate on the site will be 2 feet 8 inches from Beveland and be set back 0 to 2 feet from SW 70 Avenue. Because the new building on the site will be 0 to 10 feet from both property lines fronting a right-of-way, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of groundcover and shrubs will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance of each building to SW 70th Avenue and a temporary concrete walkway along the SW 70th Avenue right-of-way to SW Beveland. The temporary walkway is necessary because SW 70 is not proposed to be constructed at this time. 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. The proposed parking lot is to the side of Building "A" and to the rear of Building "B", therefore, this standard has been met. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. 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) are 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 SDR2000-00010-PEIRCE OFFICE CENTER PAGE 6 OF 22 The existing building is not required to comply with this standard, however, the building to be located on the site must comply. The elevation plans show that the street facing elevation will comply with this standard. The proposed building is only 8 feet from grade to the bottom of the roof, therefore, staff figured the area based on 3 feet to 8 feet instead of 9 feet. The square footage of the wall area between 3 feet and 8 feet is 235 square feet, therefore, there must be 117.5 square feet of window area. Based on staffs calculations, the north facing elevation of Building "B" fronting Beveland has only 104 square feet of window area. In order to meet this standard, the applicant must submit a revised plan that shows at least 117.5 square feet of window area will be located on the street facing elevation between 3 and 8 feet above grade for Building "B". 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. Neither the existing or proposed buildings extends more than 50 feet without a break in the face of the elevations. - Weather protection: Weather rotection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. It is not clear from the plans if weather protection will be provided at the building entrances. The applicant will need to submit revised plans that clearly show that weather protection will be provided at the building frontages. 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 cedar lap and brick veneer. The existing and proposed building materials, therefore, meet this standard. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, 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. No roof mounted equipment is shown on the plans or anticipated due to the type of roof proposed. The narrative indicates that no roof mounted equipment is planned. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have not been fully met, however, if the conditions below are met, the standards will be fully met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 7 OF 22 CONDITIONS: • Submit a plan that shows weather protection will be provided at the building entrances. • Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Sig_ns: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The permitting of signs is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 8 OF 22 Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: Because the landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The plans submitted by the .applicant indicate that a walkway will be provided from the building entrances to SW Beveland via a walkway in the SW 70i11 Street right-of-way. 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 plans indicated that the walkway will be paved with concrete, therefore, this standard is met. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has 1 point of access into the parking lot that provides 24 feet of pavement. The access is over 30 feet wide at the site entrance. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 9 OF 22 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). There are existing street trees along S\V Beveland that were installed as part of the LID recently constructed for Beveland and 69'. No additional street trees are required. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The property to the north, south and east are developed with commercial businesses. The property to the west is separated by the 70th Avenue right-of-way, therefore, no buffer is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot will be screened from adjacent properties by Coral Beauty Cotoneaster which is expected to be a very dense shrub that will grow up to 24 inches. Because the intent is to screen the headlights, this height is sufficient. In addition, the applicant is proposing to install a row of Western Red Cedar along the southern property line and Douglas Fir along the eastern property line. The lan provides two trees within the parking lot in landscape islands which provides the required p1 tree for every seven parking spaces. 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; There is no outdoor equipment proposed other than the trash enclosure, which will be addressed further in this decision. This standard, therefore is satisfied. - Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's plans show the location of the trash enclosure which will house the trash cans to be brought out to the street by the employees. The enclosure will have a 4-foot screen which is sufficient to screen the trash cans that will serve the offices. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 10 OF 22 FINDING: Based on the analysis above, the landscaping and screening standards have been fully met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant's narrative indicates that recycling materials will be stored inside and the trash will be kept in a 4'x6' enclosure area. In addition, the applicant has provided written sign-off from the waste hauler that the location of the proposed trash pick up will be accessible to their trucks. Location standards. To encourage ifs 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 proposed location is to the rear of Building "A", near the driveway. Screening will be discussed further in this decision. Design standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure will hold the trash cans only, the employees will be responsible for bringing the can to the curb side for pick-up, therefore, the gate opening requirements are not applicable. FINDING: Based on the analysis above, the waste hauler and recyclables storage standards have been met. Off-Street Parking and Loading (18.765): Preferential long-term carpool/vanpool parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 11 OF 22 student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. Disabled-accessible parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 15 parking spaces, therefore, 1 van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one van accessible ADA space will be provided, therefore, this standard is 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 driveway and parking will be asphalted in accordance with the requirements. The number and size of the access drives is regulated by the standards specified in Section 18.705.030 and has been discussed previously in this decision. Vision clearance will be addressed further 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 none is proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the Parking spaces will be clearly marked with striping. The interior drives are two-way and do 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 12 OF 22 The plans do not provide wheel stops where the parking is adjacent to the landscaping Based on the space dimensions it is assumed that the applicant has intended to utilize the 3-foot overhang into the landscaping. The plans, however, do not clearly indicate that this is proposed and there is not information in the landscaping percentage without the overhang included. In order to meet this standard, the applicant must submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 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 10 feet by 15.5 feet. The access aisle will be 24 feet wide. The compact spaces will be 8 feet by 13.5 feet. As discussed above, it is assumed that the additional required dimension will be the permitted 3-foot overhang into the landscaping. A condition of approval must be imposed that requires the applicant to clarify this and show that the required dimensions will be met. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The plans indicate that a bicycle rack will be provided within 50 feet of the entrance to Building "A", however, the bike rack is greater than 50 feet from the entrance to building "B". A condition is necessary for the applicant to submit plans that shows the bicycle rack will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parkins spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 13 OF 22 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 Medical Office, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area, therefore, 2 bicycle parking spaces must be provided. The applicant's plan shows bicycle parking for 2 spaces will be provided, therefore this standard has been met. The location is discussed and conditioned previously in this decision. 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 Medical Office Use is 3.9 spaces per 1000 square feet and the maximum is 4.9 spaces per 1000 square feet. The applicant is, therefore, required to provide a minimum of 13 parking spaces (rounded up according to the Code Section 18.765.070.C.1) and a maximum of 16. The plans provide 15 parking spaces, therefore, this standard has been met. Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The buildings in combination are less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. • Submit details of the bicycle rack to be used. • Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. • If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 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 Planning and Engineering Permit Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 14 OF 22 Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that evaluates the trees on-site as well as off site in the right-of-way which will be impacted by the storm ditch construction. It is difficult to determine the total number of trees to be counted because the area of tree removal is outside of the subject site and adjacent right-of-way. The arborist, however, has indicated that 101 inches will be removed and that the applicant proposed to mitigate 100% of the inches removed by planting on-site mitigation. The landscape plan submitted indicates 122 inches above and beyond the required landscaping will be provided on-site. The applicant must submit a bond or irrevocable letter of credit for the on-site mitigation inches prior to any site work beginning. In addition, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. In addition, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. FINDING: Because the applicant has not actually paid the fee in-lieu and mitigated the required inches, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. • Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. • Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 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 submitted shows no trees or shrubs over 3 feet in height will be located within the vision clearance triangle areas on both sides of the driveway. Because the Tigard Triangle Design Standards supercede other standards of the development code, the vision clearance standards are not applicable at the lot comer where it intersects with the 70th Avenue right-of-way due to the building location requirements. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 15 OF 22 The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The new building is proposed to be located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building location is at the corner, thus providing adequate light and air circulation for neighboring properties. Fire fighting considerations have been made by the Building Division, however, they have not provided comments that the plans do not satisfy the fire code requirements. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be rovided 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. There are no windows oriented towards the parking lot from the existing house. The City of Tigard Police Department has reviewed this project and indicated that they would like to see a plan that shows all exterior lighting proposals for them to review, thus indicating that they are not comfortable with the lighting plan as presented. In addition, because there are no windows facing the parking lot,lighting of the parking lot area is especially important. FINDING: Because the Police Department has indicated that the lighting plan and site layout needs further review, the Crime Prevention and Safely standards are not met. If the applicant complies with the condition specified below, the standards will be met. CONDITION: Submit a lighting plan for review and approval by the City of Tigard Police Department-. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. Public Transit: Provisions within the plan shall be included for providing for transit if the development pro osal 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 NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 16 OF 22 may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street which is not on a Tri-met transit route. SW 70th Avenue is currently unimproved, 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. Use Classification: The applicant is proposing to demolish an existing building and construct new office/warehouse building. The zone is MUE, which allows medical and general office uses, thus meeting the criteria. 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 19,787 [4] sq. ft Minimum Lot Width 50 ft. >50 ft. Minimum Setbacks - Front yard 0 ft. 2ft, 8 inches - Side facing street on corner & through lots [1] 0 ft. 0 ft - Side yard 0120 ft. [3] 54 ft. - Rear yard 0/20 ft. [3] 66 ft. Maximum Height 45 ft. 15 ft. Maximum Site Coverage [2] 85% 69% Minimum Landscape Requirement 15% 31% Maximum Floor Area Ratio 40% 17% [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. [4] After dedication of right-of-way along 70th Avenue. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. C. STREET AND UTILITY IMPROVEMENT STANDARDS (18.810) 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 17 OF 22 • Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, and the unimproved right-of-way for SW 70th Avenue. Both streets are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on SW Beveland Street, according to the most recent tax assessor's map. No further dedications are necessary on that street. This roadwa was fully constructed as a part of a local improvement district. The applicant's plan indicates that they will relocate two of the street trees that were installed as a part of the LID, in order to accommodate the proposed driveway into the site. Relocation of the street trees is acceptable. • There i presently no dedicated ROW on SW 70th Avenue adjacent to this site. In order for SW 70 Avenue to be constructed properly to the south of this site, and in order for the centerline to be consistent with other dedications to the south, 30 feet of ROW must be dedicated from this site. The applicant's plans indicate they will dedicate this ROW as a part of this project. However, their narrative suggests that the dedication would be granted if the City reimburses the property owner for the market value of the land. The approximate market value of the land is $ 16, 200.00. The unmitigated impact from this development is approximately $ 24,000.00 (see Impact Study section of this report for detailed discussion of the unmitigated impact calculation). Staff is only recommending dedication of the ROW, not improvements. Therefore, since the value of the dedication is less than the unmitigated impact, the dedication requirement is roughly proportional. 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 nearest available public sanitary sewer line is approximately 500 feet to the west on SW Beveland Street, just east of SW 72nd Avenue. The applicant's plans indicate that they intend to form a Reimbursement District to fund the extension of the public sewer easterly in SW Beveland Street to reach this site. The plans show that the public line would also extend southerly in the SW 70' Avenue ROW. It is acceptable to form a Reimbursement District, but such formation must be approved by the City Council before any work on the sewer extension can take place. In other words, the applicant can not perform the sewer extension work, then approach the Council to form the District. The District must be formed first. One other option if for the applicant to apply for a Neighborhood Sewer Extension Project. In order to qualify for this program, at least 50% of the affected property owners must sign a etition that states they will connect to the sewer once it is constructed. For more information about this program, the applicant is encouraged to contact Greg Berry, Utility Engineer, at 639-4171, ext. 373. Regardless of how the sewer is extended, it must be in place and approved for service prior to the applicant making connection to the line for the existing and new buildings. In addition, the sewer connections must be completed prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 18 OF 22 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 proposed plan will accommodate upstream runoff that flows onto this 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 onsite detention within the parking lot area. There will be adequate storage to accommodate the additional runoff from this site. The applicant's plan also indicates that the discharge point from this site will be located at the southwest corner of the site, where a pipe will discharge into a ditch within the ROW of SW 70 Avenue. Staff met with the .applicant and his engineer previously to this application and discussed the fact that there is presently a very marginal drainage ditch in the ROW that carries water southerly to an existing inlet structure near SW Hampton Street. For many years, this marginal ditch has not been adequate in the wintertime. The City has committed to clean and/or regrade the ditch from a point just south of this site southerly to the inlet structure. The applicant's engineer provided an existing profile of the ditch (shown on Sheet DR8 of applicant's plans). The City plans to perform the ditch work within the next month, and said work should be completed before the applicant begins construction. The applicant will need to grade a ditch from their site southerly to the point where the City's ditch improvements begin. The applicant's plans show the beginning point for the City improvements to be where the first outlet pipe from an adjacent development enters the ROW. This is acceptable to the City. In summary, the applicant storm drainage plan is adequate and with the City's ditch improvemnts the additional storm water from this site will not exceed the capacity of the public system. 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: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 19 OF 22 • • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are no overhead main lines adjacent to the frontage of this site. The existing house is served with an overhead service from an existing power pole at the northwest corner of the site. The service for the new building must be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in SW Beveland Street that presently serves the existing structure. The applicant plans to serve the new building from the same service line. The applicant must coordinate with TVWD for the change in water service prior to construction. 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. This site is small, and there is not adequate space available to locate a suitable water quality facility. Therefore, in accordance with USA's regulations, the applicant is allowed to pay the water quality SDC. The amount of this fee will be calculated by the commercial plans examiner as a part of the building permit plan review. 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 must be submitted to the building division. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB) . An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 20 OF 22 For this project, the addressing fee will be $30.00. D. 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 im act of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. An estimate has been reppared that indicated that the applicant will be required to pay TIF's of approximately$10,761 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $33,628 ($10,761 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $22,867. The applicant is required to dedicate approximately 23 feet of right-of-way along SW 70'. The cost of dedication is estimated to be $3 per square foot (approximately $16,032). Because the cost of dedication, if it were to be purchased is less than the unmitigated impact, the dedication requirement is roughly proportional to the impact of the development and, therefore can be justified and required. The applicant has stated that they are not opposed to dedication as long as they are compensated, however, due to the unmitigated impact amount and the fact that dedication is necessary to meet standards mentioned within this decision, compensation will not be provided. The City can not justify, however, improvement of SW 70 at this time, therefore this is not a requirement. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: 1. Existing office conversion shall comply with OSSC, Section 3405. 2. A minimum of two fire hydrants will be required. 3. The p�jjans as shown indicate a possible dead-end fire access road. If a connection to 69"' is not provided, a turn-around will be required. 4. DWG-DR3 — The proposed temporary walk must be replaced with like kind. This walk is part of the accessible route to a public way. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: This is outside of our Water Service Area, please contact TVWD. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 21 OF 22 The City of Tigard Police Department has reviewed this applicant and requested that a lighting plan be submitted indicating all exterior lighting proposals. Staff response: A condition has been imposed that requires this. The City of Tigard Long Range Planning Division and the City of Tigard Property Manager have reviewed the application and have not provided comments or objections. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which were incorporated in to the body of this decision. A complete copy of the comments are a part of the file and are available for review. Tualatin Valley Water District, PGE, GTE, US West, Tri-met, and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X-_ Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 28, 2000, AND BECOMES EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FILED. Appeall: The decision of the Director (Type II Procedure) or Review Authority (Type ll Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 11, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. c P, 4 7 �,44 July 27. 2000 PRE BY: Julia,laowell Hajduk DATE • _ •ciate Planner ec-e 11July 27, 2000 APPROVED BY: Richard H. B , ersdorff DATE Planning Ma ager I:\curpin\iutia\sdr\Peirce Office.doc.dot NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 22 OF 22 ® NOISIAICI ONINNV1d C12IVell JO Alto kf iWIFE PAMPA //7 15. O V WIS. a,..es11.nK. O LL G� IIrII I • / •� `I • �,,_ r-\ N• E5: CC iy rgO•WEp ' I/1 \ '�\ ( r�•+��- w�i I.rw�wo O a •_ r A S • I I -' / \ 1 S •\m.o. C I W ► ;Ii, Il_ .4��1:F�:'i`'1' ■ . . ,..."0;.i.-•,.....-7i,..:;.‘:„.,,...::::.;:::,':-4..jig:7 "pm ov , i, .. .. . ,/,* - 4,..gowv am 1 i g p .. . • W 1 rap .: /w w rn r CO n.w•U,.. A. 1.... lialWati . . 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YYLL .iI.R.I IMP1.1•411. \MM •� ' wulosowoe woos.Mw bra so: G S z si CITY of TIGARD. ________ Gt OGr�•wC i rOr YrfiOw tvtf lu .11111 ST ■ VICINITY MAP I z i I I 1._. iii I1RI1IIH� 4 rn 6 , SDR2000-00010 Ili Illaram, TAIMIIII MIN FRANKLI - ST PEIRCE OFFICE iliviLAND ST I^ea • :.,,, AND ST au.,...- 1 Iiii.:\\ II 2 SU ECT Z LTAX LOT N ti GONZAGA ST I N i7 1_ . SW HAMPTON • I N co co I 0 100 200 300 400 Fut 1'•305 teat HIGHWAY 2I 7 . L ,�l ,Q11i Ciry of Tigard —_J bloat:Gn!M!map i!!Gr Otnpil I7::only : I. \ . T_ I f110Y10 W vtnrid M1U1 Ni�tv�lO yn�nl S. it OWE/�On 13129 agar,OR 97 Blvd I TipaM.OR 97227 (603)6394171 Community Development —_....._ ._. ______.___ _ nta uv r .Gi r9ard.Cf�a Plot date:Jun 13,2000;C:\magickMAGIC03.APR CITY OF TIGARD HEARINGS OFFICER CITY TY OF TIGARD Community DeveCopment SEPTEMBER I I, 2000 - 7:00 PM SCiapingA Better Community AGENDA I . CALL TO ORDER 2. PUBLIC HEARING 2.1 APP--EAL_OEPEIRCE OEFICE__--_----_SITE DEVELOPMENT REVIEW (SDR) 2000-00010 ITEM ON APPEAL: On July 28, 2000 the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure (also a converted residence) onto the site. On August 9, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels dedication cannot be justified without compensation. LOCATION: 12560 SW 70' Avenue; WCTM 2SI0IAA, Tax Lots 9600 and 9101. ZONE: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: No specific code sections are specified in the appeal, however, portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. 3. OTHER BUSINESS 4. ADJOURNMENT CITY OF TIGARD HEARING'S OFFICER PAGE 2 OF 2 9/11/2000 PUBLIC HEARING AGENDA CITY OF TIGARD HEARING'S OFFICER SEPTEMBER I I, 2000 - 7:00 PM TOWN HALL TIGARD CITY HALL, 13 12S SW HALL BOULEVARD TIGARD, OR 97223 Anyone wishing to speak on an agenda item must sign-in on the appropriate sign-in sheets. _ PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call (503) 639-4171, Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (I) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. (OVER FOR HEARING AGENDA ITEM(S) CITY Of TIGARD HEARING'S OFFICER PAGE I OF 2 9/I 1/2000 PUBLIC HEARING AGENDA City of Tigard Community Devefopment Shaping A Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503)639-4171 Fax 684-7297 TO: Larry Epstein, Tigard Hearings Officer FROM: Julia Hajduk, Associate Planner 1' Brian Rager, Development Review Engineer DATE: August 31, 2000 SUBJECT: Appeal of condition in Director's Decision requiring dedication of property. Case file No.: SDR2000-00010. BACKGROUND: On July 28, 2000, the Director issued a decision to approve, subject to conditions, a request Site Development Review to change the use of a parcel from residential to office and to add an additional structure to the site for office purposes. On August 8, 2000, the applicant filed an appeal stating that the section discussing the traffic impact fee was not understandable and the traffic impact fee being charged was excessive. The applicant also feels as though the value of the land being required to be dedicated is more than the estimated $3.00 per square foot. The applicant states that he is appealing both of these issues "and others that may come to my attention in the future". The applicant did not specify any specific code sections being appealed. Portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. Staff will address the two issues being appealed below. The appeal is limited to the issues raised, therefore, the applicant may not raise additional issues at a later date. Staff has advised the applicant of this limit on appeals. TIF The TIF estimate provided is for information only. The impact analysis utilizes the estimated TIF in order to justify improvements. The actual TIF is estimated at time of building permit submittal in accordance with the Countywide TIF Ordinance and may be appealed at that time to the Washington County Hearings Officer. APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 1 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer Estimated Value of Land When Staff had initially estimated the value of the area to be dedicated as right-of-way (ROW), the value of $3.00 per square foot was believed to be the appropriate amount. However, upon further discovery, that figure is appropriate for residential properties only. More recent Capital Improvement Projects (CIP) in commercial zones reflect that commercial land purchased for new ROW is usually assessed at $12.00 per square foot. This changes Staffs opinion significantly. Based on the new figure, the applicant's unmitigated impact is significantly less than the value of the land to be dedicated. Therefore, Staffs opinion is that dedication can not be justified. In-lieu of dedication, Staff recommends the applicant be required to record a restrictive covenant over the 30-foot strip of land that will eventually be needed for ROW. This will prevent any permanent structures or improvements from being placed in that area and will enable the City to purchase this land in the future when the roadway is improved. Staff Recommendation Staff recommends the applicant not be required to dedicate the ROW for SW 70th Avenue at this time, but instead be required to record a restrictive covenant over the 30-foot strip of land to prevent permanent structures or improvements from being located in that area. EXHIBITS: Exhibit "A"— Copy of the Director's Decision Exhibit "B"—Appeal Form and Related Material I:\curpin\Julia\SDR\Pierce office appeal.doc APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 2 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer EMU A i) ,-E • • �;E T: •EVIE ; SD' `1 00-100 0 ' _ :iiy!, w3 ': .'. titer' �CITYOFTIGARD PEIRCE OFFICE Commwuty(an efapment S6apingA Better Community 120 DAYS = 10/9/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO.: Site Development Review (SDR) SDR2000-00010 PROPOSAL: The applicant is requesting site development approval to convert an existing residence to office and move an . additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. APPLICANT/ Steve Peirce APPLICANT'S Craig Johnson OWNER: 12560 SW 70th REP.: 16521 SE Gordon Street Tigard, OR 97223 Milwaukie, OR 97267 LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 1 OF 22 • • CONDITIONS OF APPROVAL . ' -10- rafwAdo,D B- LL 0 . u•mi evi•ence o comp yang wit t e o owing con•1 ions o e • anning Division. Staff contact: Julia Hajduk. 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 2. Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet ofyboth building entrances in accordance with the siting standards for Section 18.765.050. 3. Submit details of the bicycle rack to be used. 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 5. If wheel sops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 6. Submit a plan that shows weather protection will be provided at the building entrances. 7. Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8. Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 9. Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 2 OF 22 13. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. 14. Additional right-of-way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street, from the present terminus near SW 72nd Avenue, to SW 70th Avenue, then south along the frontage of the site as shown on the preliminary plan. 16. If the applicant intends to form a sewer Reimbursement District, or a Neighborhood Sewer Extension Project, they shall do so prior to issuance of the site permit. 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area (as shown on the preliminary plan). 18. Prior to issuance of the site permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: 19. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Julia Hajduk. 21. Install all improvements as per the final plans approved by the City of Tigard Planning Division. If any changes are necessary to any aspect of the site plans (landscaping, parking layout, etc.) approval must be obtained from the Planning Division even if the change is required by another City Department. Failure of the applicant to obtain approval will delay inspections until formal approval can be granted and may result in significant site changes necessary to remedy the situation. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 3 OF 22 SECTION III. BACKGROUND INFORMATION Site History: When the application was submitted, there were 2 tax lots (09600 and 09101), however, since that time, the applicant has received a tax lot consolidation, therefore, the property is identified as being on WCTM 2S101AA tax lot 09600 only. Staff conducted a search of City records for the parcel. The only land use activity found for the subject parcel is a Type II Home Occupation approved in 1999 (HOP 1999-00107) for a counseling office. Vicinity Information: The subject site is located on the south side of SW Beveland to the east of the vacation right-of-way for SW 70 Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The properties to the north, south and east are developed with existing commercial businesses. The property to the west is a residence with a legal pre-existing non-conforming business. Site Information and Proposal Description: The site currently has an existing residential structure that is operating as a Type II HOP. The adjacent 70th Avenue right-of-way was vacated in 1988, but is being required to be re-dedicated due to the new Tigard Triangle Design Standards and Development Code standards in affect at this time. The proposal is to convert the existing residence to an office and locate an additional structure on the site which will serve as an office as well. The total square footage for both structures will be 3,349 square feet. The property is located at 12560 SW 70th Avenue; WCTM 2S111AA, Tax Lot 09600 and 09101. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 4 OF 22 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 18.370 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 that 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 subject site has frontage on SW Beveland. The site also consists of a portion of the 70th Avenue right-of-way previously vacated. With the re-dedication of the right-of-way as will be required further in this decision, the Design option will be met because the property would be abutting 2 street right-of-ways and has no more than 200 feet along either frontage. FINDING: Because the proposal meets the design option with the dedication of SW 70th as discussed and required further in this decision, the Street Connectivity Standards have been met. 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 18.370.01002 (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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 5 OF 22 Neither SW Beveland nor SW 70th Avenue are classified as a'Major or Minor Arterial, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The existing building on the site is approximately 48 feet from the Beveland right-of-way and 25 feet 4 inches from the future 70th Avenue right-of-way. The building to be locate on the site will be 2 feet 8 inches from Beveland and be set back 0 to 2 feet from SW 70 Avenue. Because the new building on the site will be 0 to 10 feet from both property lines fronting a right-of-way, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of groundcover and shrubs will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance of each building to SW 70th Avenue and a temporary concrete walkway along the SW 70th Avenue right-of-way to SW Beveland. The temporary walkway is necessary because SW 70 is not proposed to be constructed at this time. 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. The proposed parking lot is to the side of Building "A" and to the rear of Building "B", therefore, this standard has been met. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. 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) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 6 OF 22 The existing building is not required to comply with this standard, however, the building to be located on the site must comply. The elevation plans show that the street facing elevation will comply with this standard. The proposed building is only 8 feet from grade to the bottom of the roof, therefore, staff figured the area based on 3 feet to 8 feet instead of 9 feet. The square footage of the wall area between 3 feet and 8 feet is 235 square feet, therefore, there must be 117.5 square feet of window area. Based on staffs calculations, the north facing elevation of Building "B" fronting Beveland has only 104 square feet of window area. In order to meet this standard, the applicant must submit a revised plan that shows at least 117.5 square feet of window area will be located on the street facing elevation between 3 and 8 feet above grade for Building "B". 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. Neither the existing or proposed buildings extends more than 50 feet without a break in the face of the elevations. _ Weather protection: Weather rotection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. It is not clear from the plans if weather protection will be provided at the building entrances. The applicant will need to submit revised plans that clearly show that weather protection will be provided at the building frontages. 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 cedar lap and brick veneer. The existing and proposed building materials, therefore, meet this standard. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, 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. No roof mounted equipment is shown on the plans or anticipated due to the type of roof proposed. The narrative indicates that no roof mounted equipment is planned. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have not been fully met, however, if the conditions below are met, the standards will be fully met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 7 OF 22 • CONDITIONS: Submit a plan that shows weather protection will be provided at the building entrances. • Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum-height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The permitting of signs is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landcaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 8 OF 22 • Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: Because the landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, '18.620, 18.705, 18.7451 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide. convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The plans submitted by the .applicant indicate that a walkway will be provided from the building entrances to SW Beveland via a walkway in the SW 70°' Street right-of-way. 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 plans indicated that the walkway will be paved with concrete, therefore, this standard is met. - Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has 1 point of access into the parking lot that provides 24 feet of pavement. The access is over 30 feet wide at the site entrance. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 9 OF 22 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). There are existing street trees along S�V Beveland that were installed as part of the LID recently constructed for Beveland and 69'. No additional street trees are required. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The property to the north, south and east are developed with commercial businesses. The property to the- vest is separated by the 70th Avenue right-of-way, therefore, no buffer is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot will be screened from adjacent properties by Coral Beauty Cotoneaster which is expected to be a very dense shrub that will grow up to 24 inches. Because the intent is to screen the headlights, this height is sufficient. In addition, the applicant is proposing to install a row of Western Red Cedar along the southern property line and Douglas Fir along the eastern property line. The plan provides two trees within the parking lot in landscape islands which provides the required 1 tree for every seven parking spaces. 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; There is no outdoor equipment proposed other than the trash enclosure, which will be addressed further in this decision. This standard, therefore is satisfied. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's plans show the location of the trash enclosure which will house the trash cans to be brought out to the street by the employees. The enclosure will have a 4-foot screen which is sufficient to screen the trash cans that will serve the offices. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 10 OF 22 • FINDING: Based on the analysis above, the landscaping and screening standards have been fully met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location.and compatibility. The applicant's narrative indicates that recycling materials will be stored inside and the trash will be kept in a 4'x6' enclosure area. In addition, the applicant has provided written sign-off from the waste hauler that the location of the proposed trash pick up will be accessible to their trucks. 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 securi ty 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 proposed location is to the rear of Building "A", near the driveway. Screening will be discussed further in this decision. Design standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure will hold the trash cans only, the employees will be responsible for bringing the can to the curb side for pick-up, therefore, the gate opening requirements are not applicable. FINDING: Based on the analysis above, the waste hauler and recyclables storage standards have been met. Off-Street Parking and Loading (18.765): Preferential long-term carpool/vanpool parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 11 OF 22 student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. Disabled-accessible parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 15 parking spaces, therefore, 1 van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one van accessible ADA space will be provided, therefore, this standard is 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 driveway and parking will be asphalted in accordance with the requirements. The number and size of the access drives is regulated by the standards specified in Section 18.705.030 and has been discussed previously in this decision. Vision clearance will be addressed further 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 none is proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The interior drives are two-way and do 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 12 OF 22 The plans do not provide wheel stops where the parking is adjacent to the landscaping Based on the space dimensions it is assumed that the applicant has intended to utilize the 3-foot overhang into the landscaping. The plans, however, do not clearly indicate that this is proposed and there is not information in the landscaping percentage without the overhang included. In order to meet this standard, the applicant must submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 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 10 feet by 15.5 feet. The access aisle will be 24 feet wide. The compact spaces will be 8 feet by 13.5 feet. As discussed above, it is assumed that the additional required dimension will be the permitted 3-foot overhang into the landscaping. A condition of approval must be imposed that requires the applicant to clarify this and show that the required dimensions will be met. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The plans indicate that a bicycle rack will be provided within 50 feet of the entrance to Building "A", however, the bike rack is greater than 50 feet from the entrance to building "B". A condition is necessary for the applicant to submit plans that shows the bicycle rack will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle arking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 13 OF 22 Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18/65.2 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 Medical Office, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area, therefore, 2 bicycle parking spaces must be provided. The applicant's plan shows bicycle parking for 2 spaces will be provided, therefore this standard has been met. The location is discussed and conditioned previously in this decision. 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 Medical Office Use is 3.9 spaces per 1000 square feet and the maximum is 4.9 spaces per 1000 square feet. The applicant is, therefore, required to provide a minimum of 13 parking spaces (rounded up according to the Code Section 18.765.070.C.1) and a maximum of 16. The plans provide 15 parking spaces, therefore, this standard has been met. Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The buildings in combination are less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. • Submit details of the bicycle rack to be used. • Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. • If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. jgns 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 Planning and Engineering Permit Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 14 OF 22 • Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that evaluates the trees on-site as well as off site in the right-of-way which will be impacted by the storm ditch construction. It is difficult to determine the total number of trees to be counted because the area of tree removal is outside of the subject site and adjacent right-of-way. The arborist, however, has indicated that 101 inches will be removed and that the applicant proposed to mitigate 100% of the inches removed by planting on-site mitigation. The landscape plan submitted indicates 122 inches above and beyond the required landscaping will be provided on-site. The applicant must submit a bond or irrevocable letter of credit for the on-site mitigation inches pnor to any site work beginning. In addition, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. In addition, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. FINDING: -Because the applicant has not actually paid the fee in lieu and mitigated the required inches, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. • Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. • Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 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 submitted shows no trees or shrubs over 3 feet in height will be located within the vision clearance triangle areas on both sides of the driveway. Because the Tigard Triangle Design Standards supercede other standards of the development code, the vision clearance standards are not applicable at the lot corner where it intersects with the 70th Avenue right-of-way due to the building location requirements. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 15 OF 22 • The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Reptacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The new building is proposed to be located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building location is at the corner, thus providing adequate light and air circulation for neighboring properties. Fire fighting considerations have been made by the Building Division, however, they have not provided comments that the plans do not satisfy the fire code requirements. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. There are no windows oriented towards the parking lot from the existing house. The City of Tigard Police Department has reviewed this project and indicated that they would like to see a plan that shows all exterior lighting proposals for them to review, thus indicating that they are not comfortable with the lighting plan as presented. In addition, because there are no windows facing the parking lot,lighting of the parking lot area is especially important. FINDING: Because the Police Department has indicated that the lighting plan and site layout needs further review, the Crime Prevention and Safety standards are not met. If the applicant complies with the condition specified below, the standards will be met. CONDITION: Submit a lighting plan for review and approval by the City of Tigard Police Department- The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 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 NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 16 OF 22 may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street which is not on a Tri-met transit route. SW 70th Avenue is currently unimproved, 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. Use Classification: The applicant is proposing to demolish an existing building and construct new office/warehouse building. The zone is MUE, which allows medical and general office uses, thus meeting the criteria. 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. IIIUE ZONE4: '.ROPOSED Minimum Lot Size None 19,787 [4] sq. ft Minimum Lot Width 50 ft. >50 ft. Minimum Setbacks - Front yard 0 ft. 2ft, 8 inches - Side facing street on corner& through lots [1] 0 ft. 0 ft - Side yard 0/20 ft.[3] 54 ft. - Rear yard 0/20 ft. [3] 66 ft. Maximum Height 45 ft. 15 ft. Maximum Site Coverage [2] 85% 69% Minimum Landscape Requirement 15% 31% Maximum Floor Area Ratio 40% 17% [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. [4] After dedication of right-of-way along 70th Avenue. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. C. STREET AND UTILITY IMPROVEMENT STANDARDS (18.810) 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 NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 17 OF 22 • • Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, and the unimproved right-of-way for SW 70th Avenue. Both streets are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on SW Beveland Street, according to the most recent tax assessor's map. No further dedications are necessary on that street. This roadway was fully constructed as a part of a local improvement district. The applicant's plan indicates that they will relocate two of the street trees that were installed as a part of the LID, in order to accommodate the proposed driveway into the site. Relocation of the street trees is acceptable. There i presently no dedicated ROW on SW 70th Avenue adjacent to this site. In order for SW 70 Avenue to be constructed properly to the south of this site, and in order for the centerline to be consistent with other dedications to the south, 30 feet of ROW must be dedicated from this site. The applicant's plans indicate they will dedicate this ROW as a part of this project. However, their narrative suggests that the dedication would be granted if the City reimburses the property owner for the market value of the land. The approximate market value of the land is $ 16, 200.00. The unmitigated impact from this development is approximately $ 24,000.00 (see Impact Study section of this report for detailed discussion of the unmitigated impact calculation). Staff is only recommending dedication of the ROW, not improvements. Therefore, since the value of the dedication is less than the unmitigated impact, the dedication requirement is roughly proportional. 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 nearest available public sanitary sewer line is approximately 500 feet to the west on SW Beveland Street, just east of SW 72nd Avenue. The applicant's plans indicate that they intend to form a Reimbursement District to fund the extension of the public sewer easterly in SW Beveland Street to reagh this site. The plans show that the public line would also extend southerly in the SW 70' Avenue ROW. It is acceptable to form a Reimbursement District, but such formation must be approved by the City Council before any work on the sewer extension can take place. In other words, the applicant can not perform the sewer extension work, then approach the Council to form the District. The District must be formed first. One other option if for the applicant to apply for a Neighborhood Sewer Extension Project. In order to qualify for this program, at least 50% of the affected property owners must sign a etition that states they will connect to the sewer once it is constructed. For more information about this program, the applicant is encouraged to contact Greg Berry, Utility Engineer, at 639-4171, ext. 373. Regardless of how the sewer is extended, it must be in place and approved for service prior to the applicant making connection to the line for the existing and new buildings. In addition, the sewer connections must be completed prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 18 OF 22 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 proposed plan will accommodate upstream runoff that flows onto this 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 facility1 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 onsite detention within the parking lot area. There will be adequate storage to accommodate the additional runoff from this site. The applicant's plan also indicates that the discharge point from this site will be located at the southwest corner of the site, where a pipe will discharge into a ditch within the ROW of SW 70 Avenue. Staff met with the .applicant and his engineer previously to this application and discussed the fact that there is presently a very marginal drainage ditch in the ROW that carries water southerly to an existing inlet structure near SW Hampton Street. For many years, this marginal ditch has not been adequate in the wintertime. The City has committed to clean and/or regrade the ditch from a point just south of this site southerly to the inlet structure. The applicant's engineer provided an existing profile of the ditch (shown on Sheet DR8 of applicant's plans). The City plans to perform the ditch work within the next month, and said work should be completed before the applicant begins construction. The applicant will need to grade a ditch from their site southerly to the point where the City's ditch improvements begin. The applicant's plans show the beginning point for the City improvements to be where the first outlet pipe from an adjacent development enters the ROW. This is acceptable to the City. In summary, the applicant storm drainage plan is adequate and with the City's ditch improvements the additional storm water from this site will not exceed the capacity of the public system. 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: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 19 OF 22 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are no overhead main lines adjacent to the frontage of this site. The existing house is served with an overhead service from an existing power pole at the northwest corner of the site. The service for the new building must be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in SW Beveland Street that presently serves the existing structure. The applicant plans to serve the new building from the same service line. The applicant must coordinate with TVWD for the change in water service prior to construction. 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. This site is small, and there is not adequate space available to locate a suitable water quality facility. Therefore, in accordance with USA's regulations, the applicant is allowed to pay the water quality SDC. The amount of this fee will be calculated by the commercial plans examiner as a part of the building permit plan review. 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 must be submitted to the building division. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 20 OF 22 For this project, the addressing fee will be $30.00. D. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application: Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall-adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. An estimate has been ppreppared that indicated that the applicant will be required to pay TIF's of approximately$10,761 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $33,628 ($10,761 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $22,867. The applicant is required to dedicate approximately 23 feet of right-of-way along SW 70tr'. The cost of dedication is estimated to be $3 per square foot (approximately $16,032). Because the cost of dedication, if it were to be purchased is less than the unmitigated impact, the dedication requirement is roughly proportional to the impact of the development and, therefore can be justified and required. The applicant has stated that they are not opposed to dedication as long as they are compensated, however, due to the unmitigated impact amount and the fact that dedication is necessary to meet standards mentioned within this decision, compensation will not be provided. The City can not justify, however, improvement of SW 70 at this time, therefore this is not a requirement. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: 1. Existing office conversion shall comply with OSSC, Section 3405. 2. A minimum of two fire hydrants will be required. 3. The �jans as shown indicate a possible dead-end fire access road. If a connection to 69"' is not provided, a turn-around will be required. 4. DWG-DR3 — The proposed temporary walk must be replaced with like kind. This walk is part of the accessible route to a public way. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: This is outside of our Water Service Area, please contact TVWD. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 21 OF 22 • The City of Tigard Police Department has reviewed this applicant and requested that a lighting plan be submitted indicating all exterior lighting proposals. Staff response: A condition has been imposed that requires this. The City of Tigard Long Range Planning Division and the City of Tigard Property Manager have reviewed the application and have not provided comments or objections. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which were incorporated in to the body of this decision. A complete copy of the comments are a part of the file and are available for review. Tualatin Valley Water District, PGE, GTE, US West, Tri-met, and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posTed at City Hall and mailed to: X The applicant and owners X _ Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 28, 2000, AND BECOMES EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FILED. Appeal_: 1 he decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 1-3125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 11, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. / / f 7:„ 1�! A July 27, 2000 PRE RED BY: Julia,Powell Hajduk DATE 1 . •ciate Planner al' ° July 27, 2000 APPROVED BY: Richard H. Bdersdorff DATE Planning Ma ager l:\curpinljulialsdAPeirce Office.doC.dot NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 22 OF 22 ® NOISIAICI ONINNV1d MIVOIl JO A110 id CST.PNKIq I �� � �� ael W � V ou+i+. 0.Ira.'t�'leC! o �. . (tTh .. 6COJ 1W NCL L�.+ 0 w • r, <'..< .:„,--- G.M. o w ,18.„, _. . . .._ : ,"-'7I-;:.... P77"'!. ,........•.:. ,.-:.•..'7.. ".,-,T•r--.,-......• ,• _i , 1 ‘ r,___, N �' L.� Py�p'OY�r ' 1!'!!' 1 ��� 11r r I�MM� • `\ 1 . 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MI (7) IIII I III 6 Ilea ` - � 4 I SDR2000-00010 NI FRANKLI 7.--7___T PEIRCE OFFICE ST PEIRCE__ ._ BEtrE�Np ' simmisi 111 I III iiiimaw c •ND T is- t LW IIII2 ` 2 SUBJECT ���!�� -- TAX LOTS ti GONZAGA ST d f— i SW HAMPTON ST N \ 0 100 200 300 400 Feet 1'•3051ee1 HIGHWAY 21 7 I I L i City of Tigard 1 shInlormnion on tp s map i5 for Qenegl Iocatmn only and ould a vented w th the Deveiopmem Sarwae Drvaon —7-1-- \ 13,25 Sw Hall Blvtl TiOartl.OR 97223 (503)639.417 t __ Mtp. ._ ci ugartl. us Community Development -- —— —_. —._—— — — -- --- — Plot date:Jun 13,2000;C:\magicWIAGIC03.APR EMI APPEAL FILING FORM °`''' FOR LAND USE DECISIONS TYPE II s ��I I� CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore,sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION ; .$, FOR STAFF USE ONLY k Property Address/Location(s) and Name(s) of the Application Being Case No,(s): ,5p eZo -,),„0,o Appealed: I ?. 560 5. W, 7 0 t A A Ve • Case Name(s): I t g l 0 A 9712. 3 Pt' t T (,t'- 0{f Receipt No.: t()a y-3 5' How Do You Qualify As A Party?: _J. 4 r;,, I A 4- a t q i d I A e 0w net , Application Accepted By: /15 Date: ?-q"--06 • � / Approved As To Form By: Appellant's Address: 12. S 0 S • 4'V r 1-7 0 th 4 V e, /� Date: City/State: Ft 3 p( d, 0 tit. Zip: 9 7 2_2_ 3 Denied As To Form By: Day Phone Where You Can Be Reached:($03) ( 3 9- `fi s L 3 Date: Scheduled Date Decision Is To Be Final: ce -12- -C7 Rev. 1D/3l9G i:lcurpinVnasters appeal,doc Date Notice of Final Decision Was Given: 7-2-? — 0 0 Specific Grounds For Appeal or Review: REQUIRED SUBMITTAL ELEMENTS T11e 5eL fr. uin dt• 5. CgSS ,, q 4. ' ./ Application Elements Submitted: t h e r g f f . `" I fl c7 ( t I r r e ( s ❑ Appeal Filing Form(completed) C O 111/6111 t e (i a „ / u i ■ ,l t e/k IC hie, ❑ Filing Fee(based on criteria below) i I � > Director's Decision to Hearings Officer $ 250.00 � e d m 0 N h t 1 a an be;/) C� > Expedited Review(deposit) $ 300.00 J j > Hearing Referee $ 500.00 L h p f p Cd 6/ 15 e x c e r c i v e . > Planning Commission/Hearing's Officer to City Council $1,745.00 J 1 (+Transcript) , F4r1"l, ec yin v( e VCI14L of 1- )1 e 1 g n G ( S W U( r/ Ii f 4 c Signature(s) of Appellant(s): mores thqn d3 /a..—? f i_� � � Z�f, C 1 all 0 pieQI , ei 3 O ✓l bolh of tIle , e jyocun '5 q 0 V . -f it • t )) q1 cL9 - tLi c t: ,,, .. the APPEAL FILING FORM FOR LAND USE DECISIONS I:curpinYnasters\appeal (OVER FOR ADDITIONAL WRITING SPACEI PAGE 1 OF 1 L { 4 f(I / . • Customer Receipt CITY OF TIGARD Printed:08/09/2000 10:02 User:kristie Station: 02 Operator: KJP Rcpt No: 0004358 Date: 08/09/2000 Customer No:000000 Amount Due: 250.00 Name: PACIFIC CHRISTIAN COUNSELING C Cash: 0.00 Address: 12560 SW 70TH AVE Check: _ . 250.00 TIGARD, OR 97223 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 250.00 "^ ^°^- ® S r c u r i f y r n b t,c r l d o c u m e n t. See b.c t Jor detail,. 8 Lw 'I PACIFIC CHRISTIAN COUNSELING CENTER, INC. 397 503 639 9523 12560 SW 70TH AVE TIGARD OR 97223 DATE if-- f-. O 0 24-201/1230 t PAY TO THE I $ 2_ x0,00 a. ORDER OF ` f I tit/1)- •• I L �� (] ... o:f i DOLLARS s: KeyBank National Association Portland.Oregon 97204 t 0.-jr.1,800.1�Y1ti1�1/• FOR -- — — 3d NOTICE TO MORTGAGEE, LIENHI ER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES „1T IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. CITY OF TIGARD Community'Development Shaping f7(Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, SEPTEMBER 11, 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 FILE TITLE: APPEAL OF PEIRCE OFFICE APPLICANT: Steve Peirce OWNER: Same 12560 SW 70th Avenue Tigard, OR 97223 ITEM ON APPEAL: On July 28, 2000 the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure (also a converted residence) onto the site. On August 9, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels the amount estimated for the dedication was under valued and that the dedication can not be justified without compensation. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONING DESIGNATION: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: No specific code sections are specified in the appeal, however, portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOoLD ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT ,THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER JULIA POWELL HAJDUK AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. �J 1 - I rffismsamaammi ■I ■■ ST panne VICINITY MAP m■ I IT ■ ..i+OSO SDR2000 00010 ata ale/- ■ _ Mmier` FRANKL' ' S PEIRCE OFFICE ant �—�. 1 SU JE6' ■■■\`\"`�� TAX l0T ONZAGA S i �I' ■■■■ a MEI I. - \ sw HAMPTON Sr T �� N - hi, HIGHWAY 217 u i �fl cuy or rwm ---- - --J=----- APR pyMppryM PIN date Jun 13.2000,C NugtVM(`IC03 P APPEAL FILING FORM "°�° '∎ FOR LAND USE DECISIONS TYPE II CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore, sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION FOR STAFF USE ONLY Property Address/Location(s) and Name(s) of the Application Being Appealed: 2. 5 b O L Case No.(s): .ji)eZcc� -o coo A o pp 5' ' 7 O t 1 Case Name(s): 94f- 61 0A 7 12. 3 Pte.trGe_ ©7- f <<. Receipt No.: t 04)y '�> ' How Do You Qualify As A Party?: k ci a 1: c A o l. dll h d ow N e c . Application Accepted By: f > Date: • t �7 Approved As To Form By: Appellant's Address: j 2_ S b 0 6 • V11r f 0 f it td. �r-� n Date: City/State: 1 t 9 or d, 0 1( Zip: 17 2_2_ 3 Denied As To Form By: Day Phone Where You Can Be Reached:(603) e 3 I- I S - Date: Scheduled Date Decision Is To Be Final: Q —1 Z.. —0 0 Rev.10/3/96 iAcurpinlmssterslappeal.doc Date Notice of Final Decision Was Given: 7 — 0 0 Specific Grounds For Appeal or Review: REQUIRED SUBMITTAL ELEMENTS Thy L lt ( dI5cti55ny ✓ Application Elements Submitted: 1He trgFf : c ac1 f ; s II ❑ Appeal Filing Form (completed) C. o n d dl tie r/ d u I n f e1 ri q b f e, ❑ Filing Fee(based on criteria below) Director's Decision to Hearings Officer $ 250.00 I h C of m 12 N n I t Q WI b e r A f� Expedited Review(deposit) $ 300.00 `/ J Hearing Referee $ 500.00 (. a f 9 cd !/ ! S e K [_e S I y Q Planning Commission/Hearing's Officer to City Council $1,745.00 (+Transcript) Fur t" ■ ef mote_ V 4 / 4 'L o f t h e ) q n cl j S W or t l i f Q f Signature(s)of Appellant(s): 1 mare. thq 0 3 /,v.y, f i_� .. A Se L Orr U p/e lt n Ova both of these 9roun /5 clo o et thq ►mqy tome u m y Neat' oil In the APPEAL FILING FORM FOR LAND USE DECISIONS I:lcurpintmasters'appeai (OVER FOR ADDITIONAL WRITING SPACEI PAGE 1 OF 1 • Customer Receipt CITY OF TIGARD Printed: 08/09/2000 10:02 User:kristie Station: 02 Operator: KIP Rcpt No: 0004358 Date: 08/09/2000 Customer No:000000 Amount Due: 250.00 Name: PACIFIC CHRISTIAN COUNSELING C Cash: 0.00 Address: 12560 SW 70TH AVE Check: 250.00 TIGARD, OR 97223 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 250.00 In Security enhanced document. See back for EilialmEffmliminsimmili PACIFIC CHRISTIAN COUNSELING CENTER, INC. 397 503 639 9523 12560 SW 70TH AVE TIGARD OR 97223 f- O O 24-201/1230 DATE PAY / TO THE Is, �;, ORDER OF �� `��l/Wo{ I $ i s D,O 0 /14/-v- vv U ,//1 D JA /J l ^ � vV `���v /� (U v D-O L L A R S o OMRKeyBank National Association Portland,Oregon 97204 1800•I�Y2V0un e FOR — —rw—r-- - ..r----- hP NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00010 Ajj,ra'iia CITY OF TIGARD PEIRCE OFFICE Cornmunity'Devefapment Shaping Better Community 120 DAYS = 10/9/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO.: Site Development Review (SDR) SDR2000-00010 PROPOSAL: The applicant is requesting site development approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. APPLICANT/ Steve Peirce APPLICANT'S Craig Johnson OWNER: 12560 SW 70th REP.: 16521 SE Gordon Street Tigard, OR 97223 Milwaukie, OR 97267 LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 1 OF 22 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: Julia Hajduk. 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 2. Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 3. Submit details of the bicycle rack to be used. 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 5. If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 6. Submit a plan that shows weather protection will be provided at the building entrances. 7. Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8. Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 9. Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 2 OF 22 13. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. 14. Additional right-of-way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street, from the present terminus near SW 72nd Avenue, to SW 70th Avenue, then south along the frontage of the site as shown on the preliminary plan. 16. If the applicant intends to form a sewer Reimbursement District, or a Neighborhood Sewer Extension Project, they shall do so prior to issuance of the site permit. 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area (as shown on the preliminary plan). 18. Prior to issuance of the site permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: 19. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Julia Hajduk. 21. Install all improvements as per the final plans approved by the City of Tigard Planning Division. If any changes are necessary to any aspect of the site plans (landscaping, parking layout, etc.) approval must be obtained from the Planning Division even if the change is required by another City Department. Failure of the applicant to obtain approval will delay inspections until formal approval can be granted and may result in significant site changes necessary to remedy the situation. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 3 OF 22 SECTION III. BACKGROUND INFORMATION Site History: When the application was submitted, there were 2 tax lots (09600 and 09101), however, since that time, the applicant has received a tax lot consolidation, therefore, the property is identified as being on WCTM 2S101AA tax lot 09600 only. Staff conducted a search of City records for the parcel. The only land use activity found for the subject parcel is a Type II Home Occupation approved in 1999 (HOP 1999-00107) for a counseling office. Vicinity Information: The subject site is located on the south side of SW Beveland to the east of the vacation right-of-way for SW 70 Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The properties to the north, south and east are developed with existing commercial businesses. The property to the west is a residence with a legal pre-existing non-conforming business. Site Information and Proposal Description: The site currently has an existing residential structure that is operating as a Type II HOP. The adjacent 70th Avenue right-of-way was vacated in 1988, but is being required to be re-dedicated due to the new Tigard Triangle Design Standards and Development Code standards in affect at this time. The proposal is to convert the existing residence to an office and locate an additional structure on the site which will serve as an office as well. The total square footage for both structures will be 3,349 square feet. The property is located at 12560 SW 70th Avenue; WCTM 2S111AA, Tax Lot 09600 and 09101. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 4 OF 22 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 18.370 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 that 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 subject site has frontage on SW Beveland. The site also consists of a portion of the 70th Avenue night-of-way previously vacated. With the re-dedication of the right-of-way as will be required further in this decision, the Design option will be met because the property would be abutting 2 street right-of-ways and has no more than 200 feet along either frontage. FINDING: Because the proposal meets the design option with the dedication of SW 70th as discussed and required further in this decision, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 5 OF 22 Neither SW Beveland nor SW 70th Avenue are classified as a Major or Minor Arterial, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The existing building on the site is approximately 48 feet from the Beveland right-of-way and 25 feet 4 inches from the future 70th Avenue right-of-way. The building to be locate on the site will be 2 feet 8 inches from Beveland and be set back 0 to 2 feet from SW 70 Avenue. Because the new building on the site will be 0 to 10 feet from both property lines fronting a right-of-way, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of groundcover and shrubs will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance of each building to SW 70th Avenue and a temporary concrete walkway along the SW 70th Avenue right-of-way to SW Beveland. The temporary walkway is necessary because SW 70t is not proposed to be constructed at this time. 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. The proposed parking lot is to the side of Building "A" and to the rear of Building "B", therefore, this standard has been met. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. 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) are 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 SDR2000-00010-PEIRCE OFFICE CENTER PAGE 6 OF 22 The existing building is not required to comply with this standard, however, the building to be located on the site must comply. The elevation plans show that the street facing elevation will comply with this standard. The proposed building is only 8 feet from grade to the bottom of the roof, therefore, staff figured the area based on 3 feet to 8 feet instead of 9 feet. The square footage of the wall area between 3 feet and 8 feet is 235 square feet, therefore, there must be 117.5 square feet of window area. Based on staffs calculations, the north facing elevation of Building "B" fronting Beveland has only 104 square feet of window area. In order to meet this standard, the applicant must submit a revised plan that shows at least 117.5 square feet of window area will be located on the street facing elevation between 3 and 8 feet above grade for Building "B". 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. Neither the existing or proposed buildings extends more than 50 feet without a break in the face of the elevations. 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. It is not clear from the plans if weather protection will be provided at the building entrances. The applicant will need to submit revised plans that clearly show that weather protection will be provided at the building frontages. 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 cedar lap and brick veneer. The existing and proposed building materials, therefore, meet this standard. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, 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. No roof mounted equipment is shown on the plans or anticipated due to the type of roof proposed. The narrative indicates that no roof mounted equipment is planned. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have not been fully met, however, if the conditions below are met, the standards will be fully met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 7 OF 22 CONDITIONS: Submit a plan that shows weather protection will be provided at the building entrances. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The permitting of signs is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 8 OF 22 Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: Because the landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access. Egress and Circulation (18.705): Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The plans submitted by the applicant indicate that a walkway will be provided from the building entrances to SW Beveland via a walkway in the SW 70 h Street right-of-way. 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 plans indicated that the walkway will be paved with concrete, therefore, this standard is met. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has 1 point of access into the parking lot that provides 24 feet of pavement. The access is over 30 feet wide at the site entrance. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 9 OF 22 • • 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). There are existing street trees along SW Beveland that were installed as part of the LID recently constructed for Beveland and 69'. No additional street trees are required. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The property to the north, south and east are developed with commercial businesses. The property to the west is separated by the 70th Avenue right-of-way, therefore, no buffer is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot will be screened from adjacent properties by Coral Beauty Cotoneaster which is expected to be a very dense shrub that will grow up to 24 inches. Because the intent is to screen the headlights, this height is sufficient. In addition, the applicant is proposing to install a row of Western Red Cedar along the southern property line and Douglas Fir along the eastern property line. The plan provides two trees within the parking lot in landscape islands which provides the required 1 tree for every seven parking spaces. 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; There is no outdoor equipment proposed other than the trash enclosure, which will be addressed further in this decision. This standard, therefore is satisfied. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's plans show the location of the trash enclosure which will house the trash cans to be brought out to the street by the employees. The enclosure will have a 4-foot screen which is sufficient to screen the trash cans that will serve the offices. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 10 OF 22 FINDING: Based on the analysis above, the landscaping and screening standards have been fully met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant's narrative indicates that recycling materials will be stored inside and the trash will be kept in a 4'x6' enclosure area. In addition, the applicant has provided written sign-off from the waste hauler that the location of the proposed trash pick up will be accessible to their trucks. 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 proposed location is to the rear of Building "A", near the driveway. Screening will be discussed further in this decision. Design standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure will hold the trash cans only, the employees will be responsible for bringing the can to the curb side for pick-up, therefore, the gate opening requirements are not applicable. FINDING: Based on the analysis above, the waste hauler and recyclables storage standards have been met. Off-Street Parking and Loading (18.765): Preferential long-term carpool/vanpool parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 11 OF 22 • student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. Disabled-accessible parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 15 parking spaces, therefore, 1 van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one van accessible ADA space will be provided, therefore, this standard is 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 driveway and parking will be asphalted in accordance with the requirements. The number and size of the access drives is regulated by the standards specified in Section 18.705.030 and has been discussed previously in this decision. Vision clearance will be addressed further 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 none is proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The interior drives are two-way and do 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 12 OF 22 The plans do not provide wheel stops where the parking is adjacent to the landscaping. Based on the space dimensions it is assumed that the applicant has intended to utilize the 3-foot overhang into the landscaping. The plans, however, do not clearly indicate that this is proposed and there is not information in the landscaping percentage without the overhang included. In order to meet this standard, the applicant must submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 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 10 feet by 15.5 feet. The access aisle will be 24 feet wide. The compact spaces will be 8 feet by 13.5 feet. As discussed above, it is assumed that the additional required dimension will be the permitted 3-foot overhang into the landscaping. A condition of approval must be imposed that requires the applicant to clarify this and show that the required dimensions will be met. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The plans indicate that a bicycle rack will be provided within 50 feet of the entrance to Building "A", however, the bike rack is greater than 50 feet from the entrance to building "B". A condition is necessary for the applicant to submit plans that shows the bicycle rack will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 13 OF 22 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 Medical Office, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area, therefore, 2 bicycle parking spaces must be provided. The applicant's plan shows bicycle parking for 2 spaces will be provided, therefore this standard has been met. The location is discussed and conditioned previously in this decision. 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 Medical Office Use is 3.9 spaces per 1000 square feet and the maximum is 4.9 spaces per 1000 square feet. The applicant is, therefore, required to provide a minimum of 13 parking spaces (rounded up according to the Code Section 18.765.070.C.1) and a maximum of 16. The plans provide 15 parking spaces, therefore, this standard has been met. Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The buildings in combination are less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. • Submit details of the bicycle rack to be used. • Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. • If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 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 Planning and Engineering Permit Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 14 OF 22 Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that evaluates the trees on-site as well as off site in the right-of-way which will be impacted by the storm ditch construction. It is difficult to determine the total number of trees to be counted because the area of tree removal is outside of the subject site and adjacent right-of-way. The arborist, however, has indicated that 101 inches will be removed and that the applicant proposed to mitigate 100% of the inches removed by planting on-site mitigation. The landscape plan submitted indicates 122 inches above and beyond the required landscaping will be provided on-site. The applicant must submit a bond or irrevocable letter of credit for the on-site mitigation inches prior to any site work beginning. In addition, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. In addition, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. FINDING: Because the applicant has not actually paid the fee in-lieu and mitigated the required inches, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. • Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. • Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 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 submitted shows no trees or shrubs over 3 feet in height will be located within the vision clearance triangle areas on both sides of the driveway. Because the Tigard Triangle Design Standards supercede other standards of the development code, the vision clearance standards are not applicable at the lot corner where it intersects with the 70th Avenue right-of-way due to the building location requirements. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 15 OF 22 The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The new building is proposed to be located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building location is at the corner, thus providing adequate light and air circulation for neighboring properties. Fire fighting considerations have been made by the Building Division, however, they have not provided comments that the plans do not satisfy the fire code requirements. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. There are no windows oriented towards the parking lot from the existing house. The City of Tigard Police Department has reviewed this project and indicated that they would like to see a plan that shows all exterior lighting proposals for them to review, thus indicating that they are not comfortable with the lighting plan as presented. In addition, because there are no windows facing the parking lot,lighting of the parking lot area is especially important. FINDING: Because the Police Department has indicated that the lighting plan and site layout needs further review, the Crime Prevention and Safety standards are not met. If the applicant complies with the condition specified below, the standards will be met. CONDITION: Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right--of-way and adjacent residential properties. 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 NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 16 OF 22 • may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street which is not on a Tri-met transit route. SW 70th Avenue is currently unimproved, 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. Use Classification: The applicant is proposing to demolish an existing building and construct new office/warehouse building. The zone is MUE, which allows medical and general office uses, thus meeting the criteria. 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 19,787 [4] sq. ft Minimum Lot Width 50 ft. >50 ft. Minimum Setbacks - Front yard 0 ft. 2ft, 8 inches - Side facing street on corner & through lots [1] 0 ft. 0 ft - Side yard 0120 ft. [3] 54 ft. - Rear yard 0/20 ft. [3] 66 ft. Maximum Height 45 ft. 15 ft. Maximum Site Coverage [2] 85% 69% Minimum Landscape Requirement 15% 31% Maximum Floor Area Ratio 40% 17% [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. [4] After dedication of right-of-way along 70th Avenue. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. C. STREET AND UTILITY IMPROVEMENT STANDARDS (18.810) 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 NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 17 OF 22 Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, and the unimproved right-of-way for SW 70th Avenue. Both streets are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on SW Beveland Street, according to the most recent tax assessor's map. No further dedications are necessary on that street. This roadway was fully constructed as a part of a local improvement district. The applicant's plan indicates that they will relocate two of the street trees that were installed as a part of the LID, in order to accommodate the proposed driveway into the site. • Relocation of the street trees is acceptable. There i presently no dedicated ROW on SW 70th Avenue adjacent to this site. In order for SW 70 Avenue to be constructed properly to the south of this site, and in order for the centerline to be consistent with other dedications to the south, 30 feet of ROW must be dedicated from this site. The applicant's plans indicate they will dedicate this ROW as a part of this project. However, their narrative suggests that the dedication would be granted if the City reimburses the property owner for the market value of the land. The approximate market value of the land is $ 16, 200.00. The unmitigated impact from this development is approximately $ 24,000.00 (see Impact Study section of this report for detailed discussion of the unmitigated impact calculation). Staff is only recommending dedication of the ROW, not improvements. Therefore, since the value of the dedication is less than the unmitigated impact, the dedication requirement is roughly proportional. 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 nearest available public sanitary sewer line is approximately 500 feet to the west on SW Beveland Street, just east of SW 72' Avenue. The applicant's plans indicate that they intend to form a Reimbursement District to fund the extension of the public sewer easterly in SW Beveland Street to reach this site. The plans show that the public line would also extend southerly in the SW 70 Avenue ROW. It is acceptable to form a Reimbursement District, but such formation must be approved by the City Council before any work on the sewer extension can take place. In other words, the applicant can not perform the sewer extension work, then approach the Council to form the District. The District must be formed first. One other option if for the applicant to apply for a Neighborhood Sewer Extension Project. In order to qualify for this program, at least 50% of the affected property owners must sign a petition that states they will connect to the sewer once it is constructed. For more information about this program, the applicant is encouraged to contact Greg Berry, Utility Engineer, at 639-4171 , ext. 373. Regardless of how the sewer is extended, it must be in place and approved for service prior to the applicant making connection to the line for the existing and new buildings. In addition, the sewer connections must be completed prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 18 OF 22 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 proposed plan will accommodate upstream runoff that flows onto this 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 onsite detention within the parking lot area. There will be adequate storage to accommodate the additional runoff from this site. The applicant's plan also indicates that the discharge point from this site will be located at the southwest corner of the site, where a pipe will discharge into a ditch within the ROW of SW 70 Avenue. Staff met with the applicant and his engineer previously to this application and discussed the fact that there is presently a very marginal drainage ditch in the ROW that carries water southerly to an existing inlet structure near SW Hampton Street. For many years, this marginal ditch has not been adequate in the wintertime. The City has committed to clean and/or regrade the ditch from a point just south of this site southerly to the inlet structure. The applicant's engineer provided an existing profile of the ditch (shown on Sheet DR8 of applicant's plans). The City plans to perform the ditch work within the next month, and said work should be completed before the applicant begins construction. The applicant will need to grade a ditch from their site southerly to the point where the City's ditch improvements begin. The applicant's plans show the beginning point for the City improvements to be where the first outlet pipe from an adjacent development enters the ROW. This is acceptable to the City. In summary, the applicant storm drainage plan is adequate and with the City's ditch improvements the additional storm water from this site will not exceed -the capacity of the public system. 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: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 19 OF 22 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are no overhead main lines adjacent to the frontage of this site. The existing house is served with an overhead service from an existing power pole at the northwest corner of the site. The service for the new building must be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in SW Beveland Street that presently serves the existing structure. The applicant plans to serve the new building from the same service line. The applicant must coordinate with TVWD for the change in water service prior to construction. 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. This site is small, and there is not adequate space available to locate a suitable water quality facility. Therefore, in accordance with USA's regulations, the applicant is allowed to pay the water quality SDC. The amount of this fee will be calculated by the commercial plans examiner as a part of the building permit plan review. 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 must be submitted to the building division. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 20 OF 22 For this project, the addressing fee will be $30.00. D. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. An estimate has been prepared that indicated that the applicant will be required to pay TIF's of approximately $10,761 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $33,628 ($10,761 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $22,867. The applicant is required to dedicate approximately 23 feet of right-of-way along SW 70th. The cost of dedication is estimated to be $3 per square foot (approximately $16,032). Because the cost of dedication, if it were to be purchased is less than the unmitigated impact, the dedication requirement is roughly proportional to the impact of the development and, therefore can be justified and required. The applicant has stated that they are not opposed to dedication as long as they are compensated, however, due to the unmitigated impact amount and the fact that dedication is necessary to meet standards mentioned within this decision, compensation will not be provided. The City can not justify, however, improvement of SW 70 at this time, therefore this is not a requirement. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: 1. Existing office conversion shall comply with OSSC, Section 3405. 2. A minimum of two fire hydrants will be required. 3. The fans as shown indicate a possible dead-end fire access road. If a connection to 69 is not provided, a turn-around will be required. 4. DWG-DR3 — The proposed temporary walk must be replaced with like kind. This walk is part of the accessible route to a public way. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: This is outside of our Water Service Area, please contact TVWD. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 21 OF 22 • The City of Tigard Police Department has reviewed this applicant and requested that a lighting plan be submitted indicating all exterior lighting proposals. Staff response: A condition has been imposed that requires this. The City of Tigard Long Range Planning Division and the City of Tigard Property Manager have reviewed the application and have not provided comments or objections. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which were incorporated in to the-body of this decision. A complete copy of the comments are a part of the file and are available for review. Tualatin Valley Water District, PGE, GTE, US West, Tri-met, and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 28, 2000, AND BECOMES EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FILED. App Led The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community"Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice ofAppeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 11, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. C /�' � 44,A July 27. 2000 PRE RED BY: Julia,laowell Hajduk DATE sciate Planner 4101. 40' July 27. 2000 APPROVED BY: Richard H. Bersdorff DATE Planning Ma ager I:\curpin\julia\sdr\Peirce Office.doc.dot NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 22 OF 22 16 1 NOISIAIa ONINNV1d CINVO 1 JO 1113 Vat,wga /////�! / O ■ O Ili LL M 1 N CC 1!!'! / i,1 ri •,own / 1\ '11 \��\ • 1o141f'K44 V1 — 1;11 III/ls�!N��. ■ IF u; to) PIW W i W ::�IYrr��sr Y / . ...4.: ,..,..i. wirplia.■ MEM Illricli CM I et s! e.„,irr,IL �rommu�� -i'y:: 01, / .mow :j'4+0,i•LIU ) 1 , 1 i 1" 4--" t. •I ill II NI h.. 1 J.':-:.--..- IIW i ..-.,. ..:.. 7.7...:. irr.....,..........,..:....:,,,.:4;:.1::...:*: ligi or =FM A `i'...� 1■CAMO iiI7■ii i 4. _ j I VACATED SW 70 AVENUE PARTIAL R.O.W. _ = UP ‘11 rro.. Ii- A I am a C3 MN ! j I ��CDO DICK O ON 70 D(IbT.LNES N -- oyW� I l -- w I NMIPT a o0, H I. FOR 001NOTICEAM 1 J C 1 6TOra•I CONDITIONS fg ql ..��II11 II'PERVIOU4 MIFRAGH AREA FAR CAI.GUI.ATICN yV. • F mow.r.�ra. ee•4J Pm....r-.. U.J .wrrw.rr.W Inc WH0•S .i wJ ws.a•4 NO KO..ri YMJ -- ...�.w y WM et ws.nserrr. 14..J ..w.Mx.M6.OI w. .w 4N0.4aSki 4.64i W.Rsit SAS. ros wr P.M. .or y�J .gy DM Mr S.D. 4rr•R 1♦4.,_0,. LM J •.■ M4 oouor SAWS.1 a. ..J Q. • ro z :. CITY ofTIGARD all GEOGR�vHiC ii0�' SrSiEu !!PI.I! 1 111 ST 1 VICINITY MAP in r I Elm ,_. HERMOSO °' ca 6 linar„,tiN„,,,,,,,„„„,„, lil SDR2000-00010 il FRANKLI ST PEIRCE OFFICE SEVELAND III iiI ST 1,. ,,,,... ilt 'ND ST =■1 . : _ 11_lit 2SU E T 0 TAX LOT N N. GONZAGA ST moil E____________' -----_________i all billi! SW H ME AMPTON N ST N co I co ' = 0 100 200 300 400 Feet _-_. 1"•305 feet HIGHWAY 11• • L City of Tigard Information on this map is for general location only and should be verified with the Development Services Division 13125 SW Hall Bled Tigard OR 97223 (503)639-4171 __ _ __ http/Aw.w.ci.ligard.ocus w.ci.tigard.oi us Community Development Plot date:Jun 13,2007-0-;t:Vnagi6MAGIC03.APR- i NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00010 CITY OFTIGARD Community(Development PEIRCE OFFICE Shapi ng A Better Community 120 DAYS = 10/9/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO: Site Development Review (SDR) SDR2000-00010 PROPOSAL: The applicant is requesting site development approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. APPLICANT: Steve Peirce APPLICANT'S Craig Johnson 12560 SW 70th REP.: 16521 SE Gordon Street Tigard, OR 97223 Milwaukie, OR 97267 ZONING DESIGNATION: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, CRITERIA: 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. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 28, 2000 AND BECOMES EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FILED. 1 Appeal: The Director's Decision is finai on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST I I , 2000. I Questions: For further information please contact the Planning Division Staff Planner, Julia Powell Hajduk at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. .:*11W,:=4"""'" SW BEVELAND STREET 11111 11 * I rINI��y���r�a 11 i 1 111/���n\r_=M/ 1 ligk-Alliii 5 I �A IV I 6 1 I,Bilillii 0 LL III I r, ,,,,),,, 1 f,„•aTeik,„ , ,.. •• , , ..A 4ii -- . 11 !, •'----iM. V 1 I �J II�I I I!� it oal. lir �,I dr 1 i= L I 11. i•iya A. i ` 1'1 1” c hi ii 1194:g • 'il 1 111 111 Ira 11 il° iniTO —PM 414 CITY OF TIGAR D t SDR2000-00010 SITE PLAN N PEIRCE OFFICE (Map is not to scale) IMIIMENIIIIMiliiiiilalliNIMIS NM L .I __i '1 -1 LL_J 1 IlallHlI_ ' I! T VI CINITY MAP 11 I/./ ,/I ••.. F'�"""" ST PEIRCE OFFICE e rir ■ r 3 EC'F . \"'" , ... TAXiLOTS ell • - IIII SW 16.1Li 7,-H1 HAMPTON T __-. r N a I 1 . . .., ,o, ...., HIGHWAY 217 _ I II - — i--- Gryo11■pj 1-- Page 1 of 1 I have done a quick TIF assessment and unmitigated impact calc, and I'd like you to look at it and see if you agree. Category: General Office (under 100,000 gsf) Existing house: 1895 sf Relocated house: approx. 1488 sf Total office sf= 3383 sf #trips = 16.31 trips/1000gsf X 3.383 = 55.17 trips Rate per office trip is currently $184.00, but on 7/1/00, it will be $195.00 TIF = 55.17X $195 = ,761.00 Full Impact= $10,761/.30 = $ 35,872.00 Unmitigated = 35,872 - 10,761 = $ 25,111.00 Based on this calculation, I see no problem in requiring the ROW dedication on 70th. Thanks. Brian D. Rager Development Review Engineer City of Tigard (503) 639-4171, ext. 318 e-mail: brianr @ci.tigard.or.us file://C:\WINDOWS\TEMP\GW}00002.HTM 07/10/2000 '\1 1 r ! F NOTICE TO MORTGAGEE, LIEN. LDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF TIGARD Community Development Shaping/?Better Community DATE OF NOTICE: June 14, 2000 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 FILE NAME: PEIRCE OFFICE PROPOSAL: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. ZONE: Mixed Use Employment (MUE). 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. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JUNE 28, 2000. All comments should be directed to Julia Powell Hajduk, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JULY 20, 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 the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PE J CLOSES, THE DIRECTOR SHALL ISSU 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 $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." J_- I I I -J I 1 O4.CITY of TIGARD I` J L L�.1_- I ECMHU T ST I i I VICINITY MAP 1 - p /jj 1 tiro.�j, i 161 SDR2000-00010 ii$%%y71' __ " '4 L1H PEIRCE OFFICE BEVE Illitlialit _ w I r t J■■ 6E _.. T f ■111 �• _ 2 SU JEC� z I . \�"«_ TAX LOT ^, GONZAGA T '117 11 l - i I � �� HAMPTON ST N HIGHWAY 2I 7 I AP �i12ul City of Tigard a w M.n e2.e 'w u,sc.,r1 Community Develop,bnt Plot date Jun 13,2000,C\magic\MAGIC03 APR REQUEST FOR COMMENTS LIE BECErvED �LANN►NG JOSEPH HUGHES CONSTRUCTION, INC. ,SUN 2,g 20U4 GENERAL CONTRACTOR CCB NO. 45645 C%1'( OF °-rGARD (503)624-7100 June 26, 2000 Julie Powell Hajduk Associate Planner Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Subj.: Site Development Review (SDR) 2000-00010 Peirce Office Dear Ms. Hajduk: We would like to go on record as being opposed to the subject development. Our understanding is that the neighborhood is being upgraded by new developments and we don't see how this particular development constitutes an upgrade. Sincerely, Jo ug e , resident Joseph Hughes Construction, Inc. JH/sca File:JPHajduk 7035 S.W. Hampton • Tigard, Oregon 97223 • FAX(503)684-5295 U.'‘MEMOSUPHajduk doc MEMORANDUM CITY OF TIGARD, OREGON DATE: July 11, 2000 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 2000-00010, Pierce Office Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, and the unimproved right-of-way for SW 70th Avenue. Both streets are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on SW Beveland Street, according to the most recent tax assessor's map. No further dedications are necessary on that street. This roadway was fully constructed as a part of a local improvement district. The applicant's plan indicates that they will relocate two of the street trees that were installed as a part of the LID, in order to accommodate the proposed driveway into the site. Relocation of the street trees is acceptable. ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 1 There is presently no dedicated ROW on SW 70th Avenue adjacent to this site. In order for SW 70th Avenue to be constructed properly to the south of this site, and in order for the centerline to be consistent with other dedications to the south, 30 feet of ROW must be dedicated from this site. The applicant's plans indicate they will dedicate this ROW as a part of this project. However, their narrative suggests that the dedication would be granted if the City reimburses the property owner for the market value of the land. The approximate market value of the land is $ 16, 200.00. The unmitigated impact from this development is approximately $ 24,000.00 (see Impact Study section of this report for detailed discussion of the unmitigated impact calculation). Staff is only recommending dedication of the ROW, not improvements. Therefore, since the value of the dedication is less than the unmitigated impact, the dedication requirement is roughly proportional. 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 nearest available public sanitary sewer line is approximately 500 feet to the west on SW Beveland Street, just east of SW 72nd Avenue. The applicant's plans indicate that they intend to form a Reimbursement District to fund the extension of the public sewer easterly in SW Beveland Street to reach this site. The plans show that the public line would also extend southerly in the SW 70th Avenue ROW. It is acceptable to form a Reimbursement District, but such formation must be approved by the City Council before any work on the sewer extension can take place. In other words, the applicant can not perform the sewer extension work, then approach the Council to form the District. The District must be formed first. One other option if for the applicant to apply for a Neighborhood Sewer Extension Project. In order to qualify for this program, at least 50% of the affected property owners must sign a petition that states they will connect to the sewer once it is constructed. For more information about this program, the applicant is encouraged to contact Greg Berry, Utility Engineer, at 639-4171, ext. 373. ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 2 Regardless of how the sewer is extended, it must be in place and approved for service prior to the applicant making connection to the line for the existing and new buildings. In addition, the sewer connections must be completed prior to a final building inspection. 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 proposed plan appears to accommodate upstream runoff that flows onto this 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. ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 3 The applicant's plan indicates they will provide onsite detention within the parking lot area. There will be adequate storage to accommodate the additional runoff from this site. The applicant's plan also indicates that the discharge point from this site will be located at the southwest corner of the site, where a pipe will discharge into a ditch within the ROW of SW 70th Avenue. Staff met with the applicant and his engineer previously to this application and discussed the fact that there is presently a very marginal drainage ditch in the ROW that carries water southerly to an existing inlet structure near SW Hampton Street. For many years, this marginal ditch has not been adequate in the wintertime. The City has committed to clean and/or regrade the ditch from a point just south of this site southerly to the inlet structure. The applicant's engineer provided an existing profile of the ditch (shown on Sheet DR8 of applicant's plans). The City plans to perform the ditch work within the next month, and said work should be completed before the applicant begins construction. The applicant will need to grade a ditch from their site southerly to the point where the City's ditch improvements begin. The applicant's plans show the beginning point for the City improvements to be where the first outlet pipe from an adjacent development enters the ROW. This is acceptable to the City. In summary, the applicant storm drainage plan is adequate and with the City's ditch improvements the additional storm water from this site will not exceed the capacity of the public system. 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. ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 4 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are no overhead main lines adjacent to the frontage of this site. The existing house is served with an overhead service from an existing power pole at the northwest corner of the site. The service for the new building must be placed underground. ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 5 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in SW Beveland Street that presently serves the existing structure. The applicant plans to serve the new building from the same service line. The applicant must coordinate with TVWD for the change in water service prior to construction. 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. This site is small, and there is not adequate space available to locate a suitable water quality facility. Therefore, in accordance with USA's regulations, the applicant is allowed to pay the water quality SDC. The amount of this fee will be calculated by the commercial plans examiner as a part of the building permit plan review. 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 must be submitted to the building division. 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 ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 6 in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For this project, the addressing fee will be $30.00. 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: 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 pay an addressing fee in the amount of$30.00. Additional right-of-way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street, from the ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 7 present terminus near SW 72nd Avenue, to SW 70th Avenue, then south along the frontage of the site as shown on the preliminary plan. If the applicant intends to form a sewer Reimbursement District, or a Neighborhood Sewer Extension Project, they shall do so prior to issuance of the site permit. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area (as shown on the preliminary plan). Prior to issuance of the site permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. 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 any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 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. 111 ig3331 usr1 depts\eng\brianrlcomments\sdr\sdr2000-00010..doe ENGINEERING COMMENTS SDR 2000-00010 Pierce Office PAGE 8 REQUEST FOR COMMENTS CITY O TIGARD Community(Development RECEIVED PLANNING Shaping Better community DATE: June 14,2000 TO: Gary Lampella,Building Official JUN 21 2000 CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: (5031 639-4111/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW MDR]2000-00010 ■ • PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity May and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. 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. 7/ Please refer to the enclosed letter. Written comments provided below: (4'lease provide the forrowing information)Name of Person(s)Commenting: 4,U-�` I Phone Number(s): �2Z I Page 1 of 1 Subject: SDR 2000-00010 The following items require attention: 1. Existing office conversion shall comply with OSSC, Section 3405. 2. A minimum of two fire hydrants will be required. 3. The plans as shown indicate a possible dead-end fire access road. If a connection to 69th is not provided, a turn-a-round will be required. 4. DWG-DR3 -The proposed temporary walk must be replaced with like kind. This walk is part of the accessible route to a public way. about:blank 06/19/2000 REQUEST FOR COMMENTS CI7TO TIGARD Community Development Shaping Better Community DATE: June 14,2000 RECEIVED PLANNING TO: Julia Huffman,USA/SWM Program 2 [� L 0 6 2000 JUN r FROM: City of Tigard Planning Division B 9 ?000 CITY CF TIGARD Y STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [5031 639-4171/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MDR)2000-00010 ➢ PEIRCE OFFICE 1 REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). 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, 18790, 18.795, and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. 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. A, Please refer to the enclosed letter. Written comments provided below: (PCease provide the following information)Name of Person[sl Commenting: `, , NVIk___ _I Phone Number[sl: `-6 y\ -6 a - u . „ UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: June 28, 2000 TO: Julia Hajduk, City of Tigard FROM: Julia Huffman, USA u'.,(, SUBJECT: Peirce Office, SDR 2000-00010 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with Unified Sewerage Agency's Design and Construction Standards. 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 The development should have access to public 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. • The new storm ditch could be enhanced with plantings and qualify for water quality treatment for the new impervious area. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 • REQUEST FOR COMMENTS CITTY O TIGARD RECEIVED PLANNING Community,veve&opment Shaping Better Community DATE: lune 14,2000 JUN 2 1. 2000 TO: Nadine Smith,Advanced Planning Supervisor CITY OF TIGARD J FROM: City of Tigard Planning Division 1)1 STAFF CONTACT: Julia Powell Hajduk,Associate Planner V71 V Phone: [503)639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW[SDR)2000-00010 PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. 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,GHECK 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: (cPCease pravide the following information)Name of Person[sl Commenting: I Phone Number[sl: I REQUEST FOR COMMENTS CITY OF TIGARD Community(DeveCopment Shaping Better Community DATE: lune 14,2000 RECEIVED PLANNING TO: Lori Dorney,US West Communications JUN 2 1 2000 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: 15031639-4171/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW ISDRI 2000-00010 ➢ PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: TUNE 28,2000. 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: Ntrt r L(S. l UC.S i -7—"L -7i t (Please provide thefohowing information)Name of Persontsl Commenting:�1el./A-gp :�/�C a—) Phone Numhertsl: z L Li 51 REQUEST FOR COMMENTS CITY TY OF TIGARD Community(Development Shaping Better Community DATE: lune 14,2000 TO: PROJECT PLANNER—TIME TO POST YOUR PROJECT SITE! FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [5031639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW MDR]2000-00010 PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 709h Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. You may use the space provided below or attach a separate letter to return your comments. Um 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: (ease provide the folTtrwing information)Name of Person's)Commenting: Phone Number's): REQUEST FOR COMMENTS CITY O TI,GARD Community(Development Shaping A Better Community DATE: June 14,2000 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division RECEIVED PLANNING STAFF CONTACT: Julia Powell Hajduk,Associate Planner JUN 1 6 2000 Phone: 15031639-4171/Fax: (5031 684-1291 CITY OF TICARD SITE DEVELOPMENT REVIEW MDR)2000-00010 PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 709' Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101 . ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. 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. j Please refer to the enclosed letter. ✓ Written comments provided below: (2 c $4. o," k∎sQ(Nt\h cClA,n " c,)Vi m fi` ccA IN\Ko,V 3 all e,.te kor 1;5NA, ? opoG1(0 (Please provide tfie following information)Name of Persontsl Commenting: 6. VA of Phone Numbertsl: REQUEST FOR COMMENTS CITY OF TIIGARD Community(Development Shaping Better Community DATE: June 14,2000 TO: John Roy,Property Manager/Operations Department • FROM: City of Tigard Planning Division JAN a STAFF CONTACT: Julia Powell Hajduk,Associate Planner C�!Y Opp Phone: (5031639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW(SORJ 2000-00010 p. PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101 . ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. 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. PLEAIE 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 fort-owing information)Name of Person(sl Commenting: Phone Number(sl: REQUEST FOR COMMENTS CITY of TIIGARD Community(Development SgapingA Better Community DATE: lune 14,2000 RECEIVED PLANNING T cz,o yn , Michael Miller,Operations Utility Manager JUN 1 6 2000 FROM( City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: (503)639-41711 Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MDR)2000-00010 PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101 . ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. 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: / %7Cnn ASE eO NT A' t' 7C ,1' j 1/41-e-E1 L476_ D/3721 7° Fort 14./4 t-- d A'1MEnlr5' . (Trease provide the foil-owing information)Name of Person[s)Commenting: /Wl/'—E /117(- E.27,1-- I Phone Number[s): k 39-5— REQUEST FOR COMMENTS CITY o HOARD Community Devefopment ShapingA(Better Community DATE: June 14,2000 TO: Tualatin Valley Water District Administrative Offices RECEIVED PLANNING FROM: City of Tigard Planning Division ,JUN 1 5 2000 STAFF CONTACT: Julia Powell Naiduk,Associate Planner CITY OF TICARD Phone: (503)639-4111/Fan: 15031684-1297 SITE DEVELOPMENT REVIEW ISD RI 2000-00010 PEIRCE OFFICE < REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. You may use the space provided below or attach a separate letter to return your comments. l 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. PLEA HECK 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: (Pkase provide the folio-wing information)Name of Perseids)Commenting/"✓ I Phone Numbertsl: ��(- 3 oZ��` I r zoo E] DNINH3NIDN3 QMA,L 9860 F.OS \VA 0(2:60 .1H1. 00, n 90 REQUEST FOR COMMENTS CITY TY OF TIGARD Community Development Sfiaping A Better Community DATE: lune 14,2000 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [5031639-4111/Fax: [5031 684-1291 SITE DEVELOPMENT REVIEW[SORT 2000-00010 PEIRCE OFFICE REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101 . ZONE: Mixed Use Employment (MUE). 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. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 28,2000. You may use the space provided below or attach a separate letter to return your comments. II you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the follirwing information)Name of Person[s)Commenting: Phone Number[s): , CI, JF TIGARD REQUEST FOR COMI, ,TS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS FILE NOESI.: 51):2 7'o o- DOn lc FILE NAMEESJ: !des r<e r4-71-14(... CITIIEN INVOLVEMENT TEAMS I4-DAY PENDING APPLICATION NOTICE TO CIT AREA: Central ❑ East 1 1 South L] West ❑ ILIA Also Place For Review in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Nadine Smith,Supervisor COMMUNITY DVLPMNT. DEPT./Dvlpmnt Svcs.Technicians `""'POLICE DEPT./Jim Wolf,Crime Prevention Officer __ BUILDING DIVISION/Gary Lampella,Building Official • ENGINEERING DEPT./Brian Rager,Dvlpmnt Review Engineer ✓��/�V/ATER DEPT./Michael Miller,Utilities Manager __CITY ADMINISTRATION/Cathy Wheatley,City Recorder L. OPERATIONS DEPT./John Roy,Property Manager Y� PLANNER-TIME TO POST PROJECT SITE! SPECIAL DISTRICTS TUAL. HILLS PARK&REC. DIST.* L_%UALATIN 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 91075 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 _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments Only) PO Box 2946 _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Powedines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue CITY OF LAKE OSWEGO* Routing TTRC-Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro.OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Scott King(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 • _Mike Borreson(Engineer) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Jim Tice(1GA) 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 _Phil Healy(General Apps.) 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Sr.Cartographer(cPArzcA)OAS 14 Portland,OR 97204 _Jim Nims)ZCA)MS 15 _ODOT,REGION 1 -DISTRICT 2A* _Doria Mateja)ZCA)MS 14 Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 h:\patty\masters\Request For Comments Notification List.doc (Revised: 21-Apr-00) Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _TCI CABLEVISION OF OREGON TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Project a women Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Michael Kiser,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 1- ORTLAND GENERAL ELECTRIC M1 NATURAL GAS COMPANY "GENERAL TELEPHONE _ US WEST COMMUNICATI S Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Lori Domey,Engine ' 9480 SW Boeckman Road 220 NW Second Avenue MC: 0R030546 8021 SW C ' ill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Po ,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE(Apps.E.or HaWN.of 99W) Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006 Portland,OR 97232 *INDICATES AUTOMATIC NOTIFICATION IN COMPLUINCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). PT ANNING SECRETARY MATERIALS -7--; VC, Ta,t:S/744 X I • `J.S.I!r ((/c; 3/ u C 1. vs 90 A /o, /F6-- `F = ( (/G.3( x 3,3_ r-, f= _ ( 6"-/ . 4 '1 — /0 ) ,• f c s i 3 n d c w i g 7 4-1 d /4 73‘‘ cc 1 0K. I ) o v.ti 1 !AAJ lag 0( , Soh u c(14ac 01.^.44) .0 4t• 2 ) C c ;tom Tt/u 41 CA PS A.( 7L A/ 1 Q 9S Ite 41-4, ( c�ewl■ Ctitk Cu r-e.14 Liaca-4�.E C7k'kt.e S,-�e r 1) {y ..+1. 04- –ft,* 5+6- ea Lk) t,,(,,( 4e Used qs D eat 4) A- /0 Tim fo C ylci. toe APp 6L0.(ole Sr) USE IS ree <<.t. it.4-L ly /cavk 74);.fo1 yc T,I.S. tic ,2a1-e/Tr, 4/4 455– _ /C. 3( x 3.3 s / 9 s/t,vtE 5 A., v..., S',D2 zvvv-6:4.)01d Virt qs AP3 '_S5500 . , AFFIDAVIT OF MAILING O G CRY OF TIOARD Community Development Shaping Oetter Community STAfIL of OW, G0511- ) 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 Speciahst II for the City of Tigard, Washington County, Oregon and that I served the following: (Chic 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: ❑ AMENDED NOTICE (File NolName Reference) City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: / 7 AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ü City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council © NOTICE OF FINAL ORDER FOR:C=i SDR2000-00010/APPEAL OF PEIRCE OFFICE 1 9/11/2000 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: (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 NOTICEESI of which is attached, m. -• Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Ex ibit" ", on Se I temb r 25,200 I 'and d: osited in the United States Mail on September 25,2000, postage prepaid. V/ • s.n '7''repare. ice) Subscribed and sworn/affirmed le-fore me on the /() day of b (71-7. , 2000. OFFICIAL SEAL SHERMAN S.GASPER �� NOTARY PUBLIC OF OREGO `�,4 NOTARY PUBLIC-OREGON �A COMMISSION NO.323409 My Commission Expires: J`!7/3, r?c413 MY COMMISSION EXPIRES MAY 13,2003 •x+54., 120 DAYS=10/9/2000 CI TY OF TIGARD Community(Development Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 Case Name: APPEAL OF PEIRCE OFFICE Names of Owners: Steve Peirce Name of Applicant: Steve Peirce Address of Applicant: 12560 SW 70th Avenue, Tigard, Oregon 97223 Address of Property: 12560 SW 70th Avenue, Tigard, Oregon 97223 Tax Map/Lot Nos.: WCTM 2S101AA, Tax Lots 09600 and 09101. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS PARTIALLY DENYING AND PARTIALLY APPROVING AN APPEAL OF THE DIRECTOR'S DECISION TO APPROVE, SUBJECT TO CONDITIONS, A REQUEST FOR SITE DEVELOPMENT REVIEW. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON SEPTEMBER I I, 2000 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item on Appeal: On July 28, 2000 the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure (also a converted residence) onto the site. On August 8, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels the amount estimated for the dedication was under valued and that the dedication can not be justified without compensation. ZONING DESIGNATION: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: No specific code sections are specified in the appeal, however, portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. Action: [ I Approval as Requested z Partial Denial/Partial Approval with Conditions Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners The adopted findings of fact, decision and statement of conditions can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THE DECISION WAS SIGNED ON SEPTEMBER 22, 2000, AND BECOMES EFFECTIVE ON SEPTEMBER 26, 2000. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal of conditions of approval of a ) FINAL ORDER Director's decision approving an application for site ) development review for a proposed office development ) SDR 2000-00010 at 12560 SW 70th Avenue in the City of Tigard ) (Peirce) A. SUMMARY 1. On July 28, 2000,the Director issued a decision conditionally approving site development review for a proposed office complex at 12560 SW 70th Avenue,WCTM 2S101AA,Tax lots 09600 and 09101 (the "site"). 2. On August 8, 2000 the applicant filed an appeal of the Director's decision. The written appeal disputes the discussion regarding a Traffic Impact Fee("TIF') required by Washington County and disputes condition of approval 14,which provides in relevant part as follows: Additional right of way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right of way to increase the right of way to 30 feet from the centerline... a. Regarding the TIF discussion,the applicant argued it was unintelligible, and the fee was excessive. b. Regarding condition of approval 14,the applicant argued the City erred in calculating the value of the right of way at three dollars a square foot;the land is worth more. 3. A City Hearings Officer conducted a duly noticed public hearing to consider the appeal. City staff recommended the appeal be granted in part by modifying condition of approval 14. The applicant accepted the recommendation of City staff at the hearing and waived his right to hold open the record after the hearing. No one else participated in this appeal. Based on the findings and conclusions contained herein and considering the testimony and evidence in the public record,the hearings officer denies the appeal,in part, and grants the appeal,in part, and affirms the Director's decision with modifications to conditions of approval 14 as provided herein. B. HEARING AND RECORD 1. Hearings Officer Larry Epstein(the "hearings officer")received testimony at the public hearing about this application on September 11,2000. All exhibits and records of testimony are filed with the Tigard Department of Community Development. The hearings officer announced at the beginning of the hearing the rights of persons with an interest in the matter,including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights,the manner in which the hearing will be conducted,and the applicable approval standards. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. 2. At the hearing,City planner Julie Hajduk summarized the nature of the appeal and recommended the hearings officer amend condition of approval 14 as provided in the staff's report dated August 31, 2000. a. She noted the discussion of the TIF is simply that: discussion. The TIF is required to be paid by County ordinance at the time a building permit is issued for the development. The City has no jurisdiction over the TIF applicability,amount or process. b. Regarding conditions of approval 14,she agreed with the applicant that the City erred in calculating the value of the property at three dollars per square foot. She explained that is the value of residential land. However,because the subject property is zoned MUE(Mixed Use Employment),the value of the land should have been calculated at roughly twelver dollars per square foot. If the correct value is used,the unmitigated impact of the proposed development is significantly less than the value of the right of way to be dedicated. Therefore,under Dolan v. City of Tigard,the City cannot require the dedication. She recommended the hearings officer modify condition of approval 14 to require the applicant to file a restrictive covenant over the 30-foot strip of land in question to prevent structure or improvements in that area from increasing the cost to the public to purchase that land for road purposes. 3. Mr. Peirce testified on his own behalf. He concurred with the recommendation of Ms. Hajduk,and agreed to file the restrictive convenant. He waived his right to hold open the record after the hearing. C. DISCUSSION 1. City staff recommended the hearings officer affirm the planning director's decision but modify condition of approval 14 to require the applicant to file a restrictive covenant to prevent substantial development of the land that is needed for right of way purposes. See the August 31,2000 memo from Ms. Hajduk and Brian Rager to the hearings officer. The hearings officer finds that the director's decision and the August 31 memo accurately identify the applicable standards and contain sufficient findings supported by substantial evidence to affirm the decision,provided it is modified accordingly. Therefore the hearings officer adopts those findings as his own,except to the extent expressly provided otherwise herein. 2. The hearings officer finds that condition of approval 14 should be modified to require the applicant to file a covenant over the area needed for right of way purposes so that the value of that area is not artificially inflated or otherwise increased to frustrate acquisition of that area for right of way and road purposes. The applicant accepted such a modification at the hearing in this matter. 3. The hearings officer finds that the discussion of the TIF in the director's decision is just that: discussion. It is not reflected in conditions of approval and has no binding effect on Washington County in its administration of the TIF regulations. The applicant will have a right to appeal the TIF to the Washington County Hearings Officer if the applicant believes the TIF is excessive. Nothing in the City decision affects his ability to do so. There are no other disputed issues in this matter. D. CONCLUSIONS Based on the findings adopted and incorporated herein,the hearings officer concludes that the appeal should be denied in part and granted in part. The appeal should be denied with regard to the discussion of the TIF fees and should be granted with regard to condition of approval 14. Condition of approval 14 should be modified consistent with the Auvgust 31, 2000 memo from Ms. Hajduk and Mr. Rager. Hearings Officer Final Order Appeal of SDR 2000-00010(Peirce) Page 2 E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby grants,in part, and denies,in part,the appeal of the Director's decision in the matter of SDR 2000-00010(Peirce)and affirms that decision with the following amendments: Condition of approval 14 is hereby amended to read as follows: 14. Before approval of building or development permits for the subject property,the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property(i.e.,the northern thirty feet of the former right of way of SW 70th Avenue). DrD this 22nd da,September, 2000. £i * Larry Epste.f w r City of Tig. H/' gs Officer Hearings Officer Final Order Appeal of SDR 2000-00010(Peirce) Page 3 City of Tigard Community cDeve(opment Shaping Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503)639-4171 Fax 684-7297 TO: Larry Epstein, Tigard Hearings Officer FROM: Julia Hajduk, Associate Planner 1' Brian Rager, Development Review Engineer DATE: August 31, 2000 SUBJECT: Appeal of condition in Director's Decision requiring dedication of property. Case file No.: SDR2000-00010. BACKGROUND: On July 28, 2000, the Director issued a decision to approve, subject to conditions, a request Site Development Review to change the use of a parcel from residential to office and to add an additional structure to the site for office purposes. On August 8, 2000, the applicant filed an appeal stating that the section discussing the traffic impact fee was not understandable and the traffic impact fee being charged was excessive. The applicant also feels as though the value of the land being required to be dedicated is more than the estimated $3.00 per square foot. The applicant states that he is appealing both of these issues "and others that may come to my attention in the future". The applicant did not specify any specific code sections being appealed. Portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. Staff will address the two issues being appealed below. The appeal is limited to the issues raised, therefore, the applicant may not raise additional issues at a later date. Staff has advised the applicant of this limit on appeals. TIF The TIF estimate provided is for information only. The impact analysis utilizes the estimated TIF in order to justify improvements. The actual TIF is estimated at time of building permit submittal in accordance with the Countywide TIF Ordinance and may be appealed at that time to the Washington County Hearings Officer. APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 1 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer Estimated Value of Land When Staff had initially estimated the value of the area to be dedicated as right-of-way (ROW), the value of $3.00 per square foot was believed to be the appropriate amount. However, upon further discovery, that figure is appropriate for residential properties only. More recent Capital Improvement Projects (CIP) in commercial zones reflect that commercial land purchased for new ROW is usually assessed at $12.00 per square foot. This changes Staffs opinion significantly. Based on the new figure, the applicant's unmitigated impact is significantly less than the value of the land to be dedicated. Therefore, Staffs opinion is that dedication can not be justified. In-lieu of dedication, Staff recommends the applicant be required to record a restrictive covenant over the 30-foot strip of land that will eventually be needed for ROW. This will prevent any permanent structures or improvements from being placed in that area and will enable the City to purchase this land in the future when the roadway is improved. Staff Recommendation Staff recommends the applicant not be required to dedicate the ROW for SW 70th Avenue at this time, but instead be required to record a restrictive covenant over the 30-foot strip of land to prevent permanent structures or improvements from being located in that area. EXHIBITS: Exhibit "A"— Copy of the Director's Decision Exhibit "B"—Appeal Form and Related Material I:\curpin\Julia\SDR\Pierce office appeal.doc APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 2 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer ,, f ' i1C1r1C ()r 1lr'� �1 €)CC 'Sltl;( 4'; • 4414 rq: wY •.- *SITE, I VELD ;'; 11;1 1 i . f.. et a ; : t r, r iCfl Y OF TIGARD" PE RCE OFFICE :COmmura ?Dew16pmcrct Sfiapingf OetterCommunity 120 DAYS = 101912000 SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO.: Site Development Review(SDR) SDR2000-00010 PROPOSAL: The applicant is requesting site development approval to convert an existing residence to office and move an _additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. APPLICANT/ Steve Peirce APPLICANT'S Craig Johnson OWNER: 12560 SW 70th REP.: • 16521 SE Gordon Street Tigard, OR 97223 Milwaukie, OR 97267 LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 1 OF 22 CONDITIONS OF APPROVAL 0 .410 ,�,G�r®,_ D� SONS�:fr 'ii',RIORgT,O i SSUAx CEfOF:,..11E/BUJL:e ING RERMITS` u•mit evi•ence o comp yang wit t e o owing Cons itions to t e • arming Division. Staff contact: Julia Hajduk. 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 2. Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 3. Submit details of the bicycle rack to be used. 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 5. If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 6. Submit a plan that shows weather protection will be provided at the building entrances. 7. Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8. Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 9. Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 2 OF 22 13. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. 14. Additional right-of-way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street, from the present terminus near SW 72nd Avenue, to SW 70t' Avenue, then south along the frontage of the site as shown on the preliminary plan. 16. If the applicant intends to form a sewer Reimbursement District, or a Neighborhood Sewer Extension Project, they shall do so prior to issuance of the site permit. 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area (as shown on the preliminary plan). 18. Prior to issuance of the site permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: 19. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Julia Hajduk. 21. Install all improvements as per the final plans approved by the City of Tigard Planning Division. If any changes are necessary to any aspect of the site plans (landscaping, parking layout, etc.) approval must be obtained from the Planning Division even if the change is required by another City Department. Failure of the applicant to obtain approval will delay inspections until formal approval can be granted and may result in significant site changes necessary to remedy the situation. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 3 OF 22 • SECTION III. BACKGROUND INFORMATION Site History: When the application was submitted, there were 2 tax lots (09600 and 09101), however, since that time, the applicant has received a tax lot consolidation, therefore, the property is identified as being on WCTM 2S101AA tax lot 09600 only. Staff conducted a search of City records for the parcel. The only land use activity found for the subject parcel is a Type II Home Occupation approved in 1999 (HOP 1999-00107) for a counseling office. Vicinity Information: The subject site is locaked on the south side of SW Beveland to the east of the vacation right-of-way for SW 70 Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The properties to the north, south and east are developed with existing commercial businesses. The property to the west is a residence with a legal pre-existing non-conforming business. Site Information and Proposal Description: The site currently has an existing residential structure that is operating as a Type II HOP. The adjacent 70th Avenue right-of-way was vacated in 1988, but is being required to be re-dedicated due to the new Tigard Triangle Design Standards and Development Code standards in affect at this time. The proposal is to convert the existing residence to an office and locate an additional structure on the site which will serve as an office as well. The total square footage for both structures will be 3,349 square feet. The property is located at 12560 SW 70th Avenue; WCTM 2S111AA, Tax Lot 09600 and 09101. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. 11 pp ct Study SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 4 OF 22 • 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 18.370 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 that 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 subject site has frontage on SW Beveland. The site also consists of a portion of the 70th Avenue right-of-way previously vacated. With the re-dedication of the right-of-way as will be required further in this decision, the Design option will be met because the property would be abutting 2 street right-of-ways and has no more than 200 feet along either frontage. FINDING: Because the proposal meets the design option with the dedication of SW 70th as discussed and required further in this decision, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 5 OF 22 Neither SW Beveland nor SW 70"' Avenue are classified as a Major or Minor Arterial, • therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The existing building on the site is approximately 48 feet from the Beveland right-of-way and 25 feet 4 inches from the future 70th Avenue right-of-way. The building to be locate on the site will be 2 feet 8 inches from Beveland and be set back 0 to 2 feet from SW 70 Avenue. Because the new building on the site will be 0 to 10 feet from both property lines fronting a right-of-way, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to ttre minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of groundcover and shrubs will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance of each building to SW 70th Avenue and a temporary concrete walkway along the SW 70th Avenue right-of-way to SW Beveland. The temporary walkway is necessary because SW 70 is not proposed to be constructed at this time. 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. The proposed parking lot is to the side of Building "A" and to the rear of Building "B", therefore, this standard has been met. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. 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) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 6 OF 22 • The existing building is not required to comply with this standard, however, the building to be located on the site must comply. The elevation plans show that the street facing elevation will comply with this standard. The proposed building is only 8 feet from grade to the bottom of the roof, therefore, staff figured the area based on 3 feet to 8 feet instead of 9 feet. The square footage of the wall area between 3 feet and 8 feet is 235 square feet, therefore, there must be 117.5 square feet of window area. Based on staffs calculations, the north facing elevation of Building "B" fronting Beveland has only 104 square feet of window area. In order to meet this standard, the applicant must submit a revised plan that shows at least 117.5 square feet of window area will be located on the street facing elevation between 3 and 8 feet above grade for Building "B". 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. Neither the existing or proposed buildings extends more than 50 feet without a break in the face of the elevations. - 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. It is not clear from the plans if weather protection will be provided at the building entrances. The applicant will need to submit revised plans that clearly show that weather protection will be provided at the building frontages. 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 cedar lap and brick veneer. The existing and proposed building materials, therefore, meet this standard. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, 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. No roof mounted equipment is shown on the plans or anticipated due to the type of roof proposed. The narrative indicates that no roof mounted equipment is planned. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have not been fully met, however, if the conditions below are met, the standards will be fully met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 7 OF 22 CONDITIONS: • • Submit a plan that shows weather protection will be provided at the building entrances. • Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The permitting of signs is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parkin] 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 (21 years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 8 OF 22 Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: Because the landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The plans submitted by the .applicant indicate that a walkway will be provided from the building entrances to SW Beveland via a walkway in the SW 70`h Street right-of-way. 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 plans indicated that the walkway will be paved with concrete, therefore, this standard is met. - Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has 1 point of access into the parking lot that provides 24 feet of pavement. The access is over 30 feet wide at the site entrance. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 9 OF 22 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). There are existing street trees along SW Beveland that were installed as part of the LID recently constructed for Beveland and 69'. No additional street trees are required. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The property to the north, south and east are developed with commercial businesses. The property to the west is separated by the 70th Avenue right-of-way, therefore, no buffer is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot will be screened from adjacent properties by Coral Beauty Cotoneaster which is expected to be a very dense shrub that will grow up to 24 inches. Because the intent is to screen the headlights, this height is sufficient. In addition, the applicant is proposing to install a row of Western Red Cedar along the southern property line and Douglas Fir along the eastern property line. The plan provides two trees within the parking lot in landscape islands which provides the required 1 tree for every seven parking spaces. 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; There is no outdoor equipment proposed other than the trash enclosure, which will be addressed further in this decision. This standard, therefore is satisfied. - Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's plans show the location of the trash enclosure which will house the trash cans to be brought out to the street by the employees. The enclosure will have a 4-foot screen which is sufficient to screen the trash cans that will serve the offices. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 10 OF 22 FINDING: Based on the analysis above, the landscaping and screening standards have been fully met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant's narrative indicates that recycling materials will be stored inside and the trash will be kept in a 4'x6' enclosure area. In addition, the applicant has provided written sign-off from the waste hauler that the location of the proposed trash pick up will be accessible to their trucks. 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 proposed location is to the rear of Building "A", near the driveway. Screening will be discussed further in this decision. Design standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure will hold the trash cans only, the employees will be responsible for bringing the can to the curb side for pick-up, therefore, the gate opening requirements are not applicable. FINDING: Based on the analysis above, the waste hauler and recyclables storage standards have been met. Off-Street Parking and Loading (18.765): Preferential long-term carpool/vanpool parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpoo s/vanpools shall be closer to the main entrances of the building than any other employee or NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 11 OF 22 student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. Disabled-accessible parking: All parking areas shall be rovided 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 15 parking spaces, therefore, 1 van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one van accessible ADA space will be provided, therefore, this standard is 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 flaw 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 driveway and parking will be asphalted in accordance with the requirements. The number and size of the access drives is regulated by the standards specified in Section 18.705.030 and has been discussed previously in this decision. Vision clearance will be addressed further 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 none is proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and,all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The interior drives are two-way and do 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 12 OF 22 The plans do not provide wheel stops where the parking is adjacent to the landscaping Based on the space dimensions it is assumed that the applicant has intended to utilize the 3-foot overhang into the landscaping. The plans, however, do not clearly indicate that this is proposed and there is not information in the landscaping percentage without the overhang included. In order to meet this standard, the applicant must submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 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 10 feet by 15.5 feet. The access aisle will be 24 feet wide. The compact spaces will be 8 feet by 13.5 feet. As discussed above, it is assumed that the additional required dimension will be the permitted 3-foot overhang into the landscaping. A condition of approval must be imposed that requires the applicant to clarify this and show that the required dimensions will be met. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The plans indicate that a bicycle rack will be provided within 50 feet of the entrance to Building "A", however, the bike rack is greater than 50 feet from the entrance to building "B". A condition is necessary for the applicant to submit plans that shows the bicycle rack will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 13 OF 22 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 Medical Office, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area, therefore, 2 bicycle parking spaces must be provided. The applicant's plan shows bicycle parking for 2 spaces will be provided, therefore this standard has been met. The location is discussed and conditioned previously in this decision. 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 Medical Office Use is 3.9 spaces per 1000 square feet and the maximum is 4.9 spaces per 1000 square feet. The applicant is, therefore, required to provide a minimum of 13 parking spaces (rounded up according to the Code Section 18.765.070.C.1) and a maximum of 16. The plans provide 15 parking spaces, therefore, this standard has been met. Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The buildings in combination are less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. • Submit details of the bicycle rack to be used. • Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. • If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. ns 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 Planning and Engineering Permit Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 14 OF 22 Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that evaluates the trees on-site as well as off site in the right-of-way which will be impacted by the storm ditch construction. It is difficult to determine the total number of trees to be counted because the area of tree removal is outside of the subject site and adjacent right-of-way. The arborist, however, has indicated that 101 inches will be removed and that the applicant proposed to mitigate 100% of the inches removed by planting on-site mitigation. The landscape plan submitted indicates 122 inches above and beyond the required landscaping will be provided on-site. The applicant must submit a bond or irrevocable letter of credit for the on-site mitigation inches prior to any site work beginning. In addition, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. In addition, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. FINDING: Because the applicant has not actually paid the fee in-lieu and mitigated the required inches, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. • Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. • Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 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 submitted shows no trees or shrubs over 3 feet in height will be located within the vision clearance triangle areas on both sides of the driveway. Because the Tigard Triangle Design Standards supercede other standards of the development code, the vision clearance standards are not applicable at the lot corner where it intersects with the 70th Avenue right-of-way due to the building location requirements. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 15 OF 22 The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Reptacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The new building is proposed to be located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building location is at the corner, thus providing adequate light and air circulation for neighboring properties. Fire fighting considerations have been made by the Building Division, however they have not provided comments that the plans do not satisfy the fire code requirements. ' FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. There are no windows oriented towards the parking lot from the existing house. The City of Tigard Police Department has reviewed this project and indicated that they would like to see a plan that shows all exterior lighting proposals for them to review, thus indicating that they are not comfortable with the lighting plan as presented. In addition because there are no windows facing the parking lot,lighting of the parking lot area is especially important. FINDING: Because the Police Department has indicated that the lighting plan and site layout needs further review, the Crime Prevention and Safety standards are not met. If the applicant complies with the condition specified below, the standards will be met. CONDITION: Submit a lighting plan for review and approval by the City of Tigard Police Department". The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 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 NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 16 OF 22 'may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street which is not on a Tri-met transit route. SW 70th Avenue is currently unimproved, 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. Use Classification: The applicant is proposing to demolish an existing building and construct new office/warehouse building. The zone is MUE, which allows medical and general office uses, thus meeting the criteria. 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 19,787 [4] sq. ft Minimum Lot Width 50 ft. >50 ft. Minimum Setbacks - Front yard 0 ft. 2ft, 8 inches - Side facing street on corner & through lots [1] 0 ft. 0 ft - Side yard 0/20 ft. [3] 54 ft. - Rear yard 0/20 ft. [3] 66 ft. Maximum Height 45 ft. 15 ft. Maximum Site Coverage [2] 85% 69% Minimum Landscape Requirement 15% 31% Maximum Floor Area Ratio 40% 17% (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. [4] After dedication of right-of-way along 70th Avenue. As demonstrated in the table above, the applicants plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. C. STREET AND UTILITY IMPROVEMENT STANDARDS (18.810) 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 TOC 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 17 OF 22 Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, and the unimproved right-of-way for SW 70th Avenue. Both streets are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on SW Beveland Street, according to the most recent tax assessor's map. No further dedications are necessary on that street. This roadway was fully constructed as a part of a local improvement district. The applicant's plan indicates that they will relocate two of the street trees that were installed as apart of the LID, in order to accommodate the proposed driveway into the site. Relocation of the street trees is acceptable. • There i presently no dedicated ROW on SW 70th Avenue adjacent to this site. In order for SW 70 Avenue to be constructed properly to the south of this site, and in order for the centerline to be consistent with other dedications to the south, 30 feet of ROW must be dedicated from this site. The applicant's plans indicate they will dedicate this ROW as a part of this project. However, their narrative suggests that the dedication would be granted if the City reimburses the property owner for the market value of the land. The approximate market value of the land is $ 16, 200.00. The unmitigated impact from this development is approximately $ 24,000.00 (see Impact Study section of this report for detailed discussion of the unmitigated impact calculation). Staff is only recommending dedication of the ROW, not improvements. Therefore, since the value of the dedication is less than the unmitigated impact, the dedication requirement is roughly proportional. 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 nearest available public sanitary sewer line is approximately 500 feet to the west on SW Beveland Street, just east of SW 72nd Avenue. The applicant's plans indicate that they intend to form a Reimbursement District to fund the extension of the public sewer easterly in SW Beveland Street to reagh this site. The plans show that the public line would also extend southerly in the SW 70' Avenue ROW. It is acceptable to form a Reimbursement District, but such formation must be approved by the City Council before any work on the sewer extension can take place. In other words, the applicant can not perform the sewer extension work, then approach the Council to form the District. The District must be formed first. One other option if for the applicant to apply for a Neighborhood Sewer Extension Project. In order to qualify for this program, at least 50% of the affected property owners must sign a etition that states they will connect to the sewer once it is constructed. For more information about this program, the applicant is encouraged to contact Greg Berry, Utility Engineer, at 639-4171, ext. 373. Regardless of how the sewer is extended, it must be in place and approved for service prior to the applicant making connection to the line for the existing and new buildings. In addition, the sewer connections must be completed prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 18 OF 22 '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 proposed plan will accommodate upstream runoff that flows onto this 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 onsite detention within the parking lot area. There will be adequate storage to accommodate the additional runoff from this site. The applicant's plan also indicates that the discharge point from this site will be located at the souThwest corner of the site, where a pipe will discharge into a ditch within the ROW of SW 70 Avenue. Staff met with the applicant and his engineer previously to this application and discussed the fact that there is presently a very marginal drainage ditch in the ROW that carries water southerly to an existing inlet structure near SW Hampton Street. For many years, this marginal ditch has not been adequate in the wintertime. The City has committed to clean and/or regrade the ditch from a point just south of this site southerly to the inlet structure. The applicant's engineer provided an existing profile of the ditch (shown on Sheet DR8 of applicant's plans). The City plans to perform the ditch work within the next month, and said work should be completed before the applicant begins construction. The applicant will need to grade a ditch from their site southerly to the point where the City's ditch improvements begin. The applicant's plans show the beginning point for the City improvements to be where the first outlet pipe from an adjacent development enters the ROW. This is acceptable to the City. In summary, applicant storm drainage plan is adequate and with the City's ditch improvements the additional storm water from this site will not exceed the capacity of the public system. 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: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 19 OF 22 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are no overhead main lines adjacent to the frontage of this site. The existing house is served with an overhead service from an existing power pole at the northwest corner of the site. The service for the new building must be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in SW Beveland Street that presently serves the existing structure. The applicant plans to serve the new building from the same service line. The applicant must coordinate with TVWD for the change in water service prior to construction. 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. This site is small, and there is not adequate space available to locate a suitable water quality facility. Therefore, in accordance with USA's regulations, the applicant is allowed to pay the water quality SDC. The amount of this fee will be calculated by the commercial plans examiner as a part of the building permit plan review. 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 must be submitted to the building division. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 20 OF 22 , 1 For this project, the addressing fee will be $30.00. D. 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 rectuires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIE) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. An estimate has been prepared that indicated that the applicant will be required to pay TIF's of approximately $119,761 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $33,628 ($10,761 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $22,867. The applicant is required to dedicate approximately 23 feet of right-of-way along SW 70'. The cost of dedication is estimated to be $3 per square foot (approximately $16,032). Because the cost of dedication, if it were to be purchased is less than the unmitigated impact, the dedication requirement is roughly proportional to the impact of the development and, therefore can be justified and required. The applicant has stated that they are not opposed to dedication as long as they are compensated, however, due to the unmitigated impact amount and the fact that dedication is necessary to meet standards mentioned within this decision, compensation will not be provided. The City can not justify, however, improvement of SW 70 at this time, therefore this is not a requirement. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: 1. Existing office conversion shall comply with OSSC, Section 3405. 2. A minimum of two fire hydrants will be required. 3. The qJans as shown indicate a possible dead-end fire access road. If a connection to 69" is not provided, a turn-around will be required. 4. DWG-DR3 — The proposed temporary walk must be replaced with like kind. This walk is part of the accessible route to a public way. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: This is outside of our Water Service Area, please contact TVWD. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 21 OF 22 The City of Tigard Police Department has reviewed this applicant and requested that a lighting plan be submitted indicating all exterior lighting proposals. Staff response: A condition has been imposed that requires this. The City of Tigard Long Range Planning Division and the City of Tigard Property Manager have reviewed the application and-have not provided comments or objections. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which were incorporated in to the"body of this decision. A complete copy of the comments are a part of the file and are available for review. Tualatin Valley Water District, PGE, GTE, US West, Tri-met, and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: - X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 28, 2000, AND BECOMES • EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FILED. ; Appeat The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 11, 2000. 1 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. C' ,7/ /���I! /L� July 27. 2000 PRE RED BY: JuliaYowell Hajduk DATE -Asciate Planner - . o' ° I July 27. 2000 APPROVED BY: Richard H. Bdersdorff DATE Planning Ma ager I.\curpIn\julia\sdr\Peirce Office.doc.dot NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 22 OF 22 I ®! NOISIAIa ONINNV1d a2Ivoi1 JO 1110 la VW.AMMO law /7/7 / G W O V o..a. o-.•rt.._.{KJ O t:1,11I4CO2.OW i+II *�~� mo=w •-1� _ \. t. a �ti • '• v�:-.-..r O <J t■I CZ / - -- 'ri % it �� rr "-�_,J . N E5r = .. r'x: 111 % / r \` � \� ♦ rµL• 47r i.� f,•w1�•P CI Cl.' ......,... ..,...y.:::.... 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I II HERMpgp I ` r- rn I a ca II 1111111111111M1111� 4 SDR2000-00010 FRANKLI it g on ST PEIRCE OFFICE BEVELAND ST ip --n-- AND T an it 1 111111111641111111.111 \ 111 2 SU MIMI Z °° N- GONZA ST I 1 T 1 . SW I • HAMPTON • ST N rn co = 0 100 200 300 400 FIE •305 Ilk HIGHWAY 217 ■1 I Nit IJ City of Tigard Information On Pus map is for peneral 011100 only and should 5,vilified with the DevelOPme01 Sirviiii 01011100 13125 SW Man Blvd Tigard.OR 97223 (503)639-x171 Community Development — - --._�._.. .—. _�______ I SIWlIvw,v.0;.lIgard.01oP Plot date:Jun 13,2000;C:Unagic\MAGIC03.APR • Steve Peirce SDR2000-00010/PEIRCE OFFICE 12560 SW 70th Avenue NOTICE OF FINAL ORDER BY THE Tigard, OR 97223 HEARINGS OFFICER Craig Johnson 16521 SE Gordon Street Milwaukie, OR 97267 AFFIDAVIT OF MAILING CITY OF TIOARD Community'Development Shapingyl Better Community STATE OE OREGON ) County of Washington )ss. City of Tigard ) I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard;Washington County, Oregon and that I served the following: (Check App,opnate Box(s)Beim) E3 NOTICE OF PUBLIC HEARING FOR: I SDR2000-00010/APPEAL OF PEIRCE OFFICE / 9/11/2000 File No./Name Reference) (Date of Public Hearing) — City of Tigard Planning Director Z 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 NOTICE OF: (Type:K na of No!:C i 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, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exh- iii , on August 21,2000, and deplosited in the United States Mail on August 21,2000, postage prepaid. M EVer .- '- -rep. •:1itice) Subscribed and sworn/affirmed before me on the /0 day of ©r, , 2000. OFFICIAL EAL SHERMAN S.S CASPER ;1J NOTARY PUBLIC-OREGON r / COMMISSION NO.323409 MY COMMISSION IXPIRES MAY 13,2003 I I I ' I My Commission Expires: h'lalai 2-4)03 NOTICE TO MORTGAGEE, LIENHC :R,VENDOR OR SELLER: EXHI i ' .a THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. 414 Bbl ' CITY OF TIGARD Community(Development Shaping)4 Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, SEPTEMBER 11, 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 FILE TITLE: APPEAL OF PEIRCE OFFICE APPLICANT: Steve Peirce OWNER: Same 12560 SW 70th Avenue Tigard, OR 97223 ITEM ON APPEAL: On July 28, 2000 the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure (also a converted residence) onto the site. On August 9, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels the amount estimated for the dedication was under valued and that the dedication can not be justified without compensation. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101 . ZONING DESIGNATION: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: No specific code sections are specified in the appeal, however, portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT V1v1,I 1TEN TESTIMONY ON THIS PROPO�_J ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER JULIA POWELL HAJDUK AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. Pelain NM VICINITY MAP pi ... All _ SDR2000-00010 NI u...� I • PEIRCE OFFICE wimp i Ems _ li I no gill ,1\�.�o _ 2 fY;JECT Nor 11111111111 N; „���� TAX LOT III 1 1411 III II ill =j lWIPTON, 2 N ill I , • .0 .0 )00 000/ow HIGHWAY 217 . __ I Cary of Tigard ComrwMy Davobom. Plot 0333 Jun 13.2000.C.vn.g AAG1CO1 Mfi (0 , 1dt3 � 2S101AD-01600 2S101AD-01700 EXHIBIT B 68TH STREET INVESTORS LLC TY GRO FUND 1 LLC 12670 SW 68TH AVE STE 300 BY KUR BEY TIGARD,OR 97223 7125 HAMP N RTLAND,OR 97223 2S 101 AB-02100 2S 101 AA-08100 ANDRUS MICHAEL RYAN FUEGY ALLEN AND RAYMOND 7155 SW BEVELAND ST 12480 SW 68TH PKWY SUITE A PORTLAND,OR 97223 TIGARD,OR 97223 2S 101 AB-02000 2S 101 AD-02400 BERMAN JOHN M& GEORGE FOX UNIVERSITY SUMMERS MICHAEL L ATTN:FINANCIAL AFFAIRS 7175 SW BEVELAND RD#210 414 N MERIDAN TIGARD,OR 97223 NEWBERG,OR 97132 2S 101 AB-02300 2S 101AC-01000 BOLON DEAN N GIESZLER JACOB F 4022 NE LADDINGTON CT 18206 SW FALLATIN LOOP PORTLAND,OR 97232 ALOHA,OR 97007 2S 101 AB-02200 2S 101 AB-01000 CASEY EDWARD L JR&JOANNE F HAMPTON PARK LLC 7085 SW BEVELAND RD BY WEST COAST MORTGAGE PORTLAND,OR 97223 4000 KRUSE WAY PL BLD 1 STE 275 LAKE OSWEGO,OR 97035 2S 101 AA-07700 25101 AB-00800 CHORUBY PAUL N H • • •N PARK LLC 12520 SW 68TH AVE#A BY WEST C• •RTGAGE TIGARD,OR 97223 4000 KR AY • • D 1 STE 275 ' OSWEGO,OR 97035 2S 101 AA-09700 2S 101 AB-00801 DANA MARK R HA ON PARK LLC 12585 SW 68TH AVE BY WES . •• ORTGAGE TIGARD,OR 97223 4000 K:. • •L BLD 1 STE 275 • OSWEGO,OR 97035 2S 101 AC-00200 2S 101 AC-01100 DAVIS SHIRLEY A HUGHES JOSEPH 4225 PENN ST 7035 SW HAMPTON LONGVIEW,WA 98632 TIGARD,OR 97223 26101AA-08200 2S101AC-01300 DEFOE CHARLES E JR& KAISER FOUNDATION HEALTH MCGEE JUDITH A PLAN OF THE NORTHWEST#838 18205 SW CORRAL CREEK RD ATTN:GENERAL ACCCOUNTING 11TH FLOG SHERWOOD,OR 97140 500 NE MULTNOMAH#100 PORTLAND,OR 97232 2S 101 AD-00800 2S 101 AD-03000 EQUITY GROUP FUND 1 LLC KF LLC BY KURT DALBEY 7407 SW HUNT CLUB DR 7125 SW HAMPTON PORTLAND,OR 97223 PORTLAND,OR 97223 2S101AA-09600 2S101AA-09101 KINDRICK ALFRED F AND PEIRCE STEPHEN W& DIANNE M PEIRCE LYNN L 12560 SW 70TH AVE 12560 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AC-00100 2S 101 AA-08600 KNECHT ANNA M PEIRCE STEPHEN W AND 20135 SW BONANZA WAY LYNN L TIGARD,OR 97224 12525 SW 68TH TIGARD,OR 97223 2S101AA-04300 2S101AA-09108 LANDMARK FORD INC R&D PROPERTY DEVELOPMENT LLC PO BOX 23970 12559 SW 69TH AVE TIGARD,OR 97281 TIGARD,OR 97223 2 101 AA-05200 2S 101 AC-00900 LAN FORD INC ROCKY MOUNTAIN LAND LLC PO 23 12540 SW 68TH PKWY STE B GARD,OR 97281 PORTLAND,OR 97223 2S 101 AB-02400 2S 101 AA-09800 LANFARM LLC ROTH J T JR&THERESA 16869 SW 65TH AVE STE 166 12600 SW 72ND AVE STE 200 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 101 AA-04500 2 101 AA-08800 LOUIE RICHARD C ROT • ; HERESA 12395 SW 68TH 12600 • 72 •VE STE 200 TIGARD,OR 97223 ARD,OR 972 2S 101 AD-02700 S 101 AA-08700 MCCROSKEY JOHN B RI T J' . HERESA 1380 MORNING SKY CT 12•.• s -• •AVE STE 200 LAKE OSWEGO,OR 97034 ARD,OR 97 3 2S 101 AD-02800 2S 101 AA-08500 MORTON DON R AND CYNTHIA SUE ROT R ERESA BY MAIL MEMONDAY-N JOHANNE 12600 2N STE 200 3109 NE BROADWAY T RD,OR 97223 PORTLAND,OR 97232 2S101AD-01400 2 101AA-08300 OREGON KI SOCIETY RO T J: . THERESA 12700 SW 68TH AVE 12600 •' • AVE STE 200 TIGARD,OR 97223 = •RD,OR 972 2S101AC-00800 2S101AD-02900 PAULY SHERMAN R ROT T JR ERESA A LEE JEANNIE C TR 12600 D AVE#200 ROGERS ROY R T RD,OR 9 PO BOX 23684 TIGARD,OR 97281 2S 101 AC-00600 2S 101AB-02800 ROTH JACOB T JR&THERESA A ZEEK VELMA EDWARDS 12600 SW 72ND AVE 7060 SW BEVELAND TIGARD,OR 97223 TIGARD,OR 97223 S1o1AA-08301 Re - ACOB TI . HY JR&THERESA BOB SIMONYI 12600 SW ..I D AVE#200 7060 SW BEVELAND RD. T • 'D,OR 9 TIGARD OR 97223 2s 101A8-02201 RANDY RICHARDSON SCRIVNER RONNY EIJILL A 7060 SW BEVELAND RD. 7115 SW BEVELAND ST TIGARD OR 97223 TIGARD,OR 97223 2S 101 AB-02500 SHIM STEVE S&JANET H Joe Hughes, President 14347 SW KOVEN CT Joseph Hughes Construction, Inc. TIGARD,OR 97224 7035 SW Hampton Tigard, OR 97223 2S101AA-08302 SZAMBELAN PETER J&ELOISE M Craig Johnson • 4500 KRUSE WAY#300 16521 SE Gordon Street LAKE OSWEGO,OR 97035 Milwaukle, OR 97267 2S 101 AA-03800 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN:GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 101AA-09100 TI 'D CORPORATE -" TER LTD P•• NER - ATTN:GRP:• SPECHT 15480 'ILLI WAY • AVERTON,OR 97006 2S 101AC-00300 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 972223 2S101AC-00400 Wes- R M • •ELD&GAIL B 7075 ZAGA ST LARD,OR 97223 2S 101 AA-07600 WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 1 1285 SW 186 Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 Sue Rorman 11250 SW 82nd Avenue i:\curpin\setup\labels\CIT East.doc UPDATED: 12-Apr-00 Tigard, OR 91223 John Snyder 11100 SW 82"d Avenue Tigard, OR 97223 Jack Biethan 15525 SW 1096 Avenue Tigard, OR 91224 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 , • . • A AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping Better Community STATE OE oREcoN ) 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: (Chad(Appropriate Box(s)Below) E NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File NoJName Reference) City of Tigard Planning Director © NOTICE OF DECISION FOR: SDR2000-000IO/PEIRCE OFFICE AMENDED NOTICE (File No/Name Reference) — ® City of Tigard Planning Director 7 NOTICE OF PUBLIC HEARING FOR: I ' 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 U NOTICE OF: (TypelKind of Nonce FOR: I (File No.rNar-e Refe•ecce) (Date of Public Hearing.if applicable) A cop of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S] of which is attached, mar ed 4 hihit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'll" on NI 28 2 %' •eposi j' in t,e United States Mail on holy 28,2000, postage prepaid. (P:- ',!ir___ EI Subscribed and sworn/affirme• before me on the day of 62(7-;-- , 2000. !�/._.L14 '-. �..' '„ OFFICIAL SEAL N I ' ' r ' 1 : I I ' r I t c'4; a SHERMAN S.CASPER g My Commission Expires: / ♦. ;: NOTARY PUBLIC-OREGON '� COMMISSION N0.323409 MY COMMISSION EXPIRES MAY 13,2003 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2000-00010 F l CITY TY O OF TIGARD Community�Deoefopment PEIRCE OFFICE Shaping A Better Community 120 DAYS = 10/9/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO: Site Development Review (SDR) SDR2000-00010 PROPOSAL: The applicant is requesting site development approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. APPLICANT: Steve Peirce APPLICANT'S Craig Johnson 12560 SW 70th REP.: 16521 SE Gordon Street Tigard, OR 97223 Milwaukie, OR 97267 ZONING DESIGNATION: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, CRITERIA: 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. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 28, 2000 AND BECOMES EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST I I, 2000. Questions: For further information please contact the Planning Division Staff Planner, Julia Powell Hajduk at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. li ----�...o -.--- - sw smarm - \_j 1 I 'I. 'I i nI �tiltr�r ! i i i gas _- - rE Z : iiii N lii r :I A ��■C,==11:■ ' { z .1 •i ril rip � .< ssil� o 1 E3 A • C_7 :V. ,NH,. ph l I f/ / J > I I AA I F- I --- . s:t 3, I 11 i 1,6_,I0E-a—..........- __..4, g 1111!! p a '1 i .>r d, ,. A l � I.li l���t� � �r� , 1 1 ,i Ilk O s.III II' ,,�ill CITY OF TIGARD T SDR2000-00010 SITE PLAN N PEIRCE OFfICE (nay is not to scoIo) _ :iiii1------I LLJ IIRRIMAINWIROWIIMME VICINITY MAP ,. /11,. I SDR2000-00010 Fl •... .� sT PEIRCE OFFICE a '". 111 1 ��I ■ IIIII DI �\ __ 2 su�JECT H.. \"° �_ yTAX LOTS — -- GONZAGA — ���� Imo• ■ SW HAMPTON T N HIGHWAY 217 (p9 . 1111- 63 2S101AD-01600 2S101AD-01700 EXHIBIT B 68TH STREET INVESTORS LLC TY GRO FUND 1 LLC 12670 SW 68TH AVE STE 300 BY KUR BEY TIGARD,OR 97223 7125 HAMP N RTLAND,OR 97223 2S 101 AB-02100 2S 101 AA-08100 ANDRUS MICHAEL RYAN FUEGY ALLEN AND RAYMOND 7155 SW BEVELAND ST 12480 SW 68TH PKWY SUITE A PORTLAND,OR 97223 TIGARD,OR 97223 2S 101 AB-02000 2S 101 AD-02400 BERMAN JOHN M& GEORGE FOX UNIVERSITY SUMMERS MICHAEL L ATTN:FINANCIAL AFFAIRS 7175 SW BEVELAND RD#210 414 N MERIDAN TIGARD,OR 97223 NEWBERG,OR 97132 2S 101 AB-02300 2S 101 AC-01000 BOLON DEAN N GIESZLER JACOB F 4022 NE LADDINGTON CT 18206 SW FALLATIN LOOP PORTLAND,OR 97232 ALOHA,OR 97007 2S 101 AB-02200 2S 101 AB-01000 CASEY EDWARD L JR&JOANNE F HAMPTON PARK LLC 7085 SW BEVELAND RD BY WEST COAST MORTGAGE PORTLAND,OR 97223 4000 KRUSE WAY PL BLD 1 STE 275 LAKE OSWEGO,OR 97035 2S 101 AA-07700 2S 101 AB-00800 CHORUBY PAUL N H• • • •N PARK LLC 12520 SW 68TH AVE#A BY WEST C• •RTGAGE TIGARD,OR 97223 4000 KR ." AY • • D 1 STE 275 •SWEGO,OR 97035 2S 101 AA-09700 2S 101 AB-00801 DANA MARK R HA ON PARK LLC 12585 SW 68TH AVE BY WES . •• ORTGAGE TIGARD,OR 97223 4000 K:. • 'L BLD 1 STE 275 • OSWEGO,OR 97035 2S 101 AC-00200 2S 101 AC-01100 DAVIS SHIRLEY A HUGHES JOSEPH 4225 PENN ST 7035 SW HAMPTON LONGVIEW,WA 98632 TIGARD,OR 97223 2S101AA-08200 2S101AC-01300 DEFOE CHARLES E JR& KAISER FOUNDATION HEALTH MCGEE JUDITH A PLAN OF THE NORTHWEST#838 18205 SW CORRAL CREEK RD ATTN:GENERAL ACCCOUNTING 11TH FLOG SHERWOOD,OR 97140 500 NE MULTNOMAH#100 PORTLAND,OR 97232 2S 101 AD-00800 2S101 AD-03000 EQUITY GROUP FUND 1 LLC KF LLC BY KURT DALBEY 7407 SW HUNT CLUB DR 7125 SW HAMPTON PORTLAND,OR 97223 PORTLAND,OR 97223 4 25101 AA-09600 2S 101 AA-09101 KINDRICK ALFRED F AND PEIRCE STEPHEN W& DIANNE M PEIRCE LYNN L 12560 SW 70TH AVE 12560 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 2S101AC-00100 2S101AA-08600 KNECHT ANNA M PEIRCE STEPHEN W AND 20135 SW BONANZA WAY LYNN L TIGARD,OR 97224 12525 SW 68TH TIGARD,OR 97223 2S101AA-04300 2S101AA-09108 LANDMARK FORD INC R&D PROPERTY DEVELOPMENT LLC PO BOX 23970 12559 SW 69TH AVE TIGARD,OR 97281 TIGARD,OR 97223 2 101 AA-05200 26 101 AC-00900 LAN FORD INC ROCKY MOUNTAIN LAND LLC PO 23 12540 SW 68TH PKWY STE B GARD,OR 97281 PORTLAND,OR 97223 2S101AB-02400 2S101AA-09800 LANFARM LLC ROTH J T JR&THERESA 16869 SW 65TH AVE STE 166 12600 SW 72ND AVE STE 200 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S101AA-04500 2 101AA-08800 LOUIE RICHARD C ROT • HERESA 12395 SW 68TH 12600 72 `AVE STE 200 TIGARD,OR 97223 ARD,OR 972 26 101 AD-02700 S 101 AA-08700 MCCROSKEY JOHN B RI T J: . HERESA 1380 MORNING SKY CT 12601 : •• D AVE STE 200 LAKE OSWEGO,OR 97034 ARD,OR 97 3 26 101 AD-02800 2S 101 AA-08500 MORTON DON R AND CYNTHIA SUE ROT R HERESA BY MAIL MEMONDAY-N JOHANNE 12600 2N STE 200 3109 NE BROADWAY T RD,OR 97223 PORTLAND,OR 97232 26 101 AD-01400 2 101 AA-08300 OREGON KI SOCIETY RO T J: • THERESA 12700 SW 68TH AVE 12600 . I AVE STE 200 TIGARD,OR 97223 ='RD,OR 972 2S 101 AC-00800 25101 AD-02900 PAULY SHERMAN R ROT T JR : ERESA A LEE JEANNIE C TR 12600 D AVE#200 ROGERS ROY R T = •RD,OR 9 PO BOX 23684 TIGARD,OR 97281 2S 101 AC-00600 2S 101 AB-02800 ROTH JACOB T JR&THERESA A ZEEK VELMA EDWARDS 12600 SW 72ND AVE 7060 SW BEVELAND TIGARD,OR 97223 TIGARD,OR 97223 S101AA-08301 R• • ACOB TI L HY JR&THERESA BOB SIMONYI 12600 SW ...ID AVE#200 7060 SW BEVELAND RD. T • -D,OR 9 TIGARD OR 97223 2S101AB-02201 RANDY RICHARDSON SCRIVNER RONNY E/JILL A 7060 SW BEVELAND RD. 7115 SW BEVELAND ST TIGARD OR 97223 TIGARD,OR 97223 2S 101 AB-02500 SHIM STEVE S&JANET H 14347 SW KOVEN CT TIGARD,OR 97224 2S 101 AA-08302 SZAMBELAN PETER J&ELOISE M 4500 KRUSE WAY#300 LAKE OSWEGO,OR 97035 2S 101 AA-03800 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN:GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 101 AA-09100 TI 'D CORPORATE TER LTD PA' NER • - ATTN:GR.:. SPECHT 15400 ILLI • WAY AVERTON,OR 97006 2S 101 AC-00300 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 972223 2S 101 AC-00400 Wa RM •'•ELD&GAIL B 7075 ' ZAGA ST CARD,OR 97223 2S 101 AA-07600 WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 1 1285 SW 18th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 Sue Rorman 11250 SW 82"d Avenue i:Icurpin\setup\labels\CIT East.doc UPDATED: 12-Apr-00 Tigard, OR 97223 John Snyder 11100 SW 82""Avenue Tigard, OR 97223 Jack Biethan 15525 SW 109th Avenue Tigard, OR 91224 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 • 4,. AFFIDAVIT OF MAILING CRY OF i10 ARD Community(Development Shaping Better Community STATE, OE OREGON ) County of Washington )ss. City of Tigard" ) I, Patricia L. Lunsfore,, 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)Mow) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File NoJName Reference) • City of Tigard Planning Director E1 NOTICE OF DECISION FOR: SDR2000-00010/PEIRCE OFFICE AMENDED NOTICE (File NoJName Reference) u ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: i AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission O Tigard City Council • NOTICE OF FINAL ORDER FOR:v- I AMENDED NOTICE (File NoJName Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission O Tigard City Council ❑ NOTICE OF: (Type.K.od of Ngt,ce) FOR: I (File No./Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[SJ of which is attached, mar •d a hibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked MOH"B ,on July 28,20110,2: • • •ofd in tl- United States Mail on July 28,2000, postage prepaid. • (-nth epared ► .ti Subscribed and sworn/affirmed b: .re me on the /0 day of ©C/l , 2000. OFFICIAL SEAL V0 R UBLIC OF OREG ��� SHERMAN S. CASPER NOTARY PUP: rcc C- CQMMIS51ni1 My Commission Expires: 727 �.:.: `. ON MY COMMISSION L `iis!_S is UO3 • EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW SDR) 201 00010 (IF �y CITY OF TIGARD PEIRE OFFICE CWT=t .. . ShapingA(Better Community 120 DAYS = 10/9/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO.: Site Development Review (SDR) SDR2000-00010 PROPOSAL: The applicant is requesting site development approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. APPLICANT/ Steve Peirce APPLICANT'S Craig Johnson OWNER: 12560 SW 70th REP.: 16521 SE Gordon Street Tigard, OR 97223 M1ilwaukie, OR 97267 LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION N is hereby given that the GitY of Tigard Community Dive �� �Dwir+ Vii' l�tgn has�11'PRO'V'ED the above request subject to certain co B , p oi. The f �r�g and conclusions on which the decision is based`1n sect ion V. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 1 OF 22 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidenceeofo complying with the following conditions to the Planning Division. Staff contact: Julia Hajduk. 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 2. Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 3. Submit details of the bicycle rack to be used. 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 5. If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 6. Submit a plan that shows weather protection will be provided at the building entrances. 7. Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8. Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 9. Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11 . A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 2 OF 22 13. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of$30.00. 14. Additional right-of-way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street, from the present terminus near SW 72nd Avenue, to SW 70th Avenue, then south along the frontage of the site as shown on the preliminary plan. 16. If the applicant intends to form a sewer Reimbursement District, or a Neighborhood Sewer Extension Project, they shall do so prior to issuance of the site permit. 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area (as shown on the preliminary plan). 18. Prior to issuance of the site permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: 19. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Julia Hajduk. 21. Install all improvements as per the final plans approved by the City of Tigard Planning Division. If any changes are necessary to any aspect of the site plans (landscaping, parking layout, etc.) approval must be obtained from the Planning Division even if the change is required by another City Department. Failure of the applicant to obtain approval will delay inspections until formal approval can be granted and may result in significant site changes necessary to remedy the situation. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 3 OF 22 SECTION III. BACKGROUND INFORMATION Site History: When the application was submitted, there were 2 tax lots (09600 and 09101), however, since that time, the applicant has received a tax lot consolidation, therefore, the property is identified as being on WCTM 2S101AA tax lot 09600 only. Staff conducted a search of City records for the parcel. The only land use activity found for the subject parcel is a Type II Home Occupation approved in 1999 (HOP 1999-00107) for a counseling office. Vicinity Information: The subject site is located on the south side of SW Beveland to the east of the vacation right-of-way for SW 70m Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The properties to the north, south and east are developed with existing commercial businesses. The property to the west is a residence with a legal pre-existing non-conforming business. Site Information and Proposal Description: The site currently has an existing residential structure that is operating as a Type II HOP. The adjacent 70th Avenue right-of-way was vacated in 1988, but is being required to be re-dedicated due to the new Tigard Triangle Design Standards and Development Code standards in affect at this time. The proposal is to convert the existing residence to an office and locate an additional structure on the site which will serve as an office as well. The total square footage for both structures will be 3,349 square feet. The property is located at 12560 SW 70th Avenue; WCTM 2S111AA, Tax Lot 09600 and 09101. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.745 Landscaping_and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 4 OF 22 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 18.370 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 that 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 subject site has frontage on SW Beveland. The site also consists of a portion of the 70th Avenue right-of-way previously vacated. With the re-dedication of the right-of-way as will be required further in this decision, the Design option will be met because the property would be abutting 2 street right-of-ways and has no more than 200 feet along either frontage. FINDING: Because the proposal meets the design option with the dedication of SW 70th as discussed and required further in this decision, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 5 OF 22 Neither SW Beveland nor SW 70th Avenue are classified as a Major or Minor Arterial, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The existing building on the site is approximately 48 feet from the Beveland right-of-way and 25 feet 4 inches from the future 70th Avenue right-of-way. The building to be locate on the site will be 2 feet 8 inches from Beveland and be set back 0 to 2 feet from SW 70' Avenue. Because the new building on the site will be 0 to 10 feet from both property lines fronting a right-of-way, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The landscape plan indicates that a combination of groundcover and shrubs will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance of each building to SW 70th Avenue and a temporary concrete walkway along the SW 70th Avenue right-of-way to SW Beveland. The temporary walkway is necessary because SW 70t is not proposed to be constructed at this time. 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. The proposed parking lot is to the side of Building "A" and to the rear of Building "B", therefore, this standard has been met. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. 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) are 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 SDR2000-00010-PEIRCE OFFICE CENTER PAGE 6 OF 22 The existing building is not required to comply with this standard, however, the building to be located on the site must comply. The elevation plans show that the street facing elevation will comply with this standard. The proposed building is only 8 feet from grade to the bottom of the roof, therefore, staff figured the area based on 3 feet to 8 feet instead of 9 feet. The square footage of the wall area between 3 feet and 8 feet is 235 square feet, therefore, there must be 117.5 square feet of window area. Based on staff's calculations, the north facing elevation of Building "B" fronting Beveland has only 104 square feet of window area. In order to meet this standard, the applicant must submit a revised plan that shows at least 117.5 square feet of window area will be located on the street facing elevation between 3 and 8 feet above grade for Building "B". 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. Neither the existing or proposed buildings extends more than 50 feet without a break in the face of the elevations. Weather protection: Weather rotection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. It is not clear from the plans if weather protection will be provided at the building entrances. The applicant will need to submit revised plans that clearly show that weather protection will be provided at the building frontages. 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 cedar lap and brick veneer. The existing and proposed building materials, therefore, meet this standard. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, 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. No roof mounted equipment is shown on the plans or anticipated due to the type of roof proposed. The narrative indicates that no roof mounted equipment is planned. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have not been fully met, however, if the conditions below are met, the standards will be fully met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 7 OF 22 CONDITIONS: Submit a plan that shows weather protection will be provided at the building entrances. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The permitting of signs is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 8 OF 22 Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: Because the landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The plans submitted by the applicant indicate that a walkway will be provided from the building entrances to SW Beveland via a walkway in the SW 70 h Street right-of-way. 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 plans indicated that the walkway will be paved with concrete, therefore, this standard is met. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has 1 point of access into the parking lot that provides 24 feet of pavement. The access is over 30 feet wide at the site entrance. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 9 OF 22 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). There are existing street trees along S'V Beveland that were installed as part of the LID recently constructed for Beveland and 69 . No additional street trees are required. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The property to the north, south and east are developed with commercial businesses. The property to the west is separated by the 70th Avenue right-of-way, therefore, no buffer is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot will be screened from adjacent properties by Coral Beauty Cotoneaster which is expected to be a very dense shrub that will grow up to 24 inches. Because the intent is to screen the headlights, this height is sufficient. In addition, the applicant is proposing to install a row of Western Red Cedar along the southern property line and Douglas Fir along the eastern property line. The p lan provides two trees within the parking lot in landscape islands which provides the required 1 tree for every seven parking spaces. 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; There is no outdoor equipment proposed other than the trash enclosure, which will be addressed further in this decision. This standard, therefore is satisfied. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's plans show the location of the trash enclosure which will house the trash cans to be brought out to the street by the employees. The enclosure will have a 4-foot screen which is sufficient to screen the trash cans that will serve the offices. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 10 OF 22 FINDING: Based on the analysis above, the landscaping and screening standards have been fully met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant's narrative indicates that recycling materials will be stored inside and the trash will be kept in a 4'x6' enclosure area. In addition, the applicant has provided written sign-off from the waste hauler that the location of the proposed trash pick up will be accessible to their trucks. 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 proposed location is to the rear of Building "A", near the driveway. Screening will be discussed further in this decision. Design standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure will hold the trash cans only, the employees will be responsible for bringing the can to the curb side for pick-up, therefore, the gate opening requirements are not applicable. FINDING: Based on the analysis above, the waste hauler and recyclables storage standards have been met. Off-Street Parking and Loading (18.765): Preferential long-term carpool/vanpool parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 11 OF 22 student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. Disabled-accessible parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 15 parking spaces, therefore, 1 van accessible (9 feet wide with an 8-foot aisle) ADA handicap space is required. The applicant's plans show one van accessible ADA space will be provided, therefore, this standard is 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 driveway and parking will be asphalted in accordance with the requirements. The number and size of the access drives is regulated by the standards specified in Section 18.705.030 and has been discussed previously in this decision. Vision clearance will be addressed further 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 none is proposed through the parking lot. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. The interior drives are two-way and do 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. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 12 OF 22 The plans do not provide wheel stops where the parking is adjacent to the landscaping. Based on the space dimensions it is assumed that the applicant has intended to utilize the 3-foot overhang into the landscaping. The plans, however, do not clearly indicate that this is proposed and there is not information in the landscaping percentage without the overhang included. In order to meet this standard, the applicant must submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 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 10 feet by 15.5 feet. The access aisle will be 24 feet wide. The compact spaces will be 8 feet by 13.5 feet. As discussed above, it is assumed that the additional required dimension will be the permitted 3-foot overhang into the landscaping. A condition of approval must be imposed that requires the applicant to clarify this and show that the required dimensions will be met. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The plans indicate that a bicycle rack will be provided within 50 feet of the entrance to Building "A", however, the bike rack is greater than 50 feet from the entrance to building "B". A condition is necessary for the applicant to submit plans that shows the bicycle rack will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle_parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 13 OF 22 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 Medical Office, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area, therefore, 2 bicycle parking spaces must be provided. The applicant's plan shows bicycle parking for 2 spaces will be provided, therefore this standard has been met. The location is discussed and conditioned previously in this decision. 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 Medical Office Use is 3.9 spaces per 1000 square feet and the maximum is 4.9 spaces per 1000 square feet. The applicant is, therefore, required to provide a minimum of 13 parking spaces (rounded up according to the Code Section 18.765.070.0.1) and a maximum of 16. The plans provide 15 parking spaces, therefore, this standard has been met. Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The buildings in combination are less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: • Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. • Submit details of the bicycle rack to be used. • Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. • If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. 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 Planning and Engineering Permit Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 14 OF 22 Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that evaluates the trees on-site as well as off site in the right-of-way which will be impacted by the storm ditch construction. It is difficult to determine the total number of trees to be counted because the area of tree removal is outside of the subject site and adjacent right-of-way. The arborist, however, has indicated that 101 inches will be removed and that the applicant proposed to mitigate 100% of the inches removed by planting on-site mitigation. The landscape plan submitted indicates 122 inches above and beyond the required landscaping will be provided on-site. The applicant must submit a bond or irrevocable letter of credit for the on-site mitigation inches prior to any site work beginning. In addition, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. In addition, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. FINDING: Because the applicant has not actually paid the fee in-lieu and mitigated the required inches, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: • Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. • Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. • Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 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 submitted shows no trees or shrubs over 3 feet in height will be located within the vision clearance triangle areas on both sides of the driveway. Because the Tigard Triangle Design Standards supercede other standards of the development code, the vision clearance standards are not applicable at the lot corner where it intersects with the 70th Avenue right-of-way due to the building location requirements. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 15 OF 22 The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The new building is proposed to be located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. The building location is at the corner, thus providing adequate light and air circulation for neighboring properties. Fire fighting considerations have been made by the Building Division, however, they have not provided comments that the plans do not satisfy the fire code requirements. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. There are no windows oriented towards the parking lot from the existing house. The City of Tigard Police Department has reviewed this project and indicated that they would like to see a plan that shows all exterior lighting proposals for them to review, thus indicating that they are not comfortable with the liq-htin.g plan as presented. In addition, because there are no windows facing the parking lot,lighting of the parking lot area is especially important. FINDING: Because the Police Department has indicated that the lighting plan and site layout needs further review, the Crime Prevention and Safety standards are not met. If the applicant complies with the condition specified below, the standards will be met. CONDITION: Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 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 NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 16 OF 22 • may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street which is not on a Tri-met transit route. SW 70th Avenue is currently unimproved, 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. Use Classification: The applicant is proposing to demolish an existing building and construct new office/warehouse building. The zone is MUE, which allows medical and general office uses, thus meeting the criteria. 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 19,787 [4] sq. ft Minimum Lot Width 50 ft. >50 ft. Minimum Setbacks - Front yard 0 ft. 2ft, 8 inches - Side facing street on corner & through lots [1] 0 ft. 0 ft - Side yard 0/20 ft. [3] 54 ft. - Rear yard 0/20 ft. [3] 66 ft. Maximum Height 45 ft. 15 ft. Maximum Site Coverage [2] 85% 69% Minimum Landscape Requirement 15% 31% Maximum Floor Area Ratio 40% _ 17% [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. [4] After dedication of right-of-way along 70th Avenue. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. C. STREET AND UTILITY IMPROVEMENT STANDARDS (18.810) 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 TDC portion of an existing street shall be dedicated and improved in accordance with the NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 17 OF 22 Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and a 36-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, and the unimproved right-of-way for SW 70th Avenue. Both streets are classified as local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on SW Beveland Street, according to the most recent tax assessor's map. No further dedications are necessary on that street. This roadway was fully constructed as a part of a local improvement district. The applicant's plan indicates that they will relocate two of the street trees that were installed as a part of the LID, in order to accommodate the proposed driveway into the site. • Relocation of the street trees is acceptable. There i presently no dedicated ROW on SW 70th Avenue adjacent to this site. In order for SW 70 Avenue to be constructed properly to the south of this site, and in order for the centerline to be consistent with other dedications to the south, 30 feet of ROW must be dedicated from this site. The applicant's plans indicate they will dedicate this ROW as a part of this project. However, their narrative suggests that the dedication would be granted if the City reimburses the property owner for the market value of the land. The approximate market value of the land is $ 16, 200.00. The unmitigated impact from this development is approximately $ 24,000.00 (see Impact Study section of this report for detailed discussion of the unmitigated impact calculation). Staff is only recommending dedication of the ROW, not improvements. Therefore, since the value of the dedication is less than the unmitigated impact, the dedication requirement is roughly proportional. 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 nearest available public sanitary sewer line is approximately 500 feet to the west on SW Beveland Street, just east of SW 72nd Avenue. The applicant's plans indicate that they intend to form a Reimbursement District to fund the extension of the public sewer easterly in SW Beveland Street to reach this site. The plans show that the public line would also extend southerly in the SW 70 Avenue ROW. It is acceptable to form a Reimbursement District, but such formation must be approved by the City Council before any work on the sewer extension can take place. In other words, the applicant can not perform the sewer extension work, then approach the Council to form the District. The District must be formed first. One other option if for the applicant to apply for a Neighborhood Sewer Extension Project. In order to qualify for this program, at least 50% of the affected property owners must sign a petition that states they will connect to the sewer once it is constructed. For more information about this program, the applicant is encouraged to contact Greg Berry, Utility Engineer, at 639-4171, ext. 373. Regardless of how the sewer is extended, it must be in place and approved for service prior to the applicant making connection to the line for the existing and new buildings. In addition, the sewer connections must be completed prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 18 OF 22 • 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 proposed plan will accommodate upstream runoff that flows onto this 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 rogram 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 onsite detention within the parking lot area. There will be adequate storage to accommodate the additional runoff from this site. The applicant's plan also indicates that the discharge point from this site will be located at the sou`iwest corner of the site, where a pipe will discharge into a ditch within the ROW of SW 70 Avenue. Staff met with the applicant and his engineer previously to this application and discussed the fact that there is presently a very marginal drainage ditch in the ROW that carries water southerly to an existing inlet structure near SW Hampton Street. For many years, this marginal ditch has not been adequate in the wintertime. The City has committed to clean and/or regrade the ditch from a point just south of this site southerly to the inlet structure. The applicant's engineer provided an existing profile of the ditch (shown on Sheet DR8 of applicant's plans). The City plans to perform the ditch work within the next month, and said work should be completed before the applicant begins construction. The applicant will need to grade a ditch from their site southerly to the point where the City's ditch improvements begin. The applicant's plans show the beginning point for the City improvements to be where the first outlet pipe from an adjacent development enters the ROW. This is acceptable to the City. In summary, the applicant storm drainage plan is adequate and with the City's ditch improvements the additional storm water from this site will not exceed the capacity of the public system. 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: NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 19 OF 22 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are no overhead main lines adjacent to the frontage of this site. The existing house is served with an overhead service from an existing power pole at the northwest corner of the site. The service for the new building must be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in SW Beveland Street that presently serves the existing structure. The applicant plans to serve the new building from the same service line. The applicant must coordinate with TVWD for the change in water service prior to construction. 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. This site is small, and there is not adequate space available to locate a suitable water quality facility. Therefore, in accordance with USA's regulations, the applicant is allowed to pay the water quality SDC. The amount of this fee will be calculated by the commercial plans examiner as a part of the building permit plan review. 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 must be submitted to the building division. Address Assignments: The City of Tigard is responsible for assigninc addresses for parcels within the City of Tigard and within the Urban Service Boundary (JSB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 20 OF 22 For this project, the addressing fee will be $30.00. D. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard,and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. An estimate has been prepared that indicated that the applicant will be required to pay TIF's of approximately $10,761 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $33,628 ($10,761 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $22,867. The applicant is required to dedicate approximately 23 feet of right-of-way along SW 70th. The cost of dedication is estimated to be $3 per square foot (approximately $16,032). Because the cost of dedication, if it were to be purchased is less than the unmitigated impact, the dedication requirement is roughly proportional to the impact of the development and, therefore can be justified and required. The applicant has stated that they are not opposed to dedication as long as they are compensated, however, due to the unmitigated impact amount and the fact that dedication is necessary to meet standards mentioned within this decision, compensation will not be provided. The City can not justify, however, improvement of SW 70 h at this time, therefore this is not a requirement. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: 1 . Existing office conversion shall comply with OSSC, Section 3405. 2. A minimum of two fire hydrants will be required. 3. Theans as shown indicate a possible dead-end fire access road. If a connection to 69- not provided, a turn-around will be required. 4. DWG-DR3 - The proposed temporary walk must be replaced with like kind. This walk is part of the accessible route to a public way. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: This is outside of our Water Service Area, please contact TVWD. NOTICE OF TYPE II DECISION SDR2000-00010-PEIRCE OFFICE CENTER PAGE 21 OF 22 The City of Tigard Police Department has reviewed this applicant and requested that a lighting plan be submitted indicating all exterior lighting proposals. Staff response: A condition has been imposed that requires this. The City of Tigard Long Range Planning Division and the City of Tigard Property Manager have reviewed the application and-have not provided comments or objections. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which were incorporated in to the body of this decision. A complete copy of the comments are a part of the file and are available for review. Tualatin Valley Water District, PGE, GTE, US West, Tri-met, and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VIII. 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 JULY 28,2000,AND BECOMES EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FLED. AAp e�al: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of-Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 11,2000» Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. C July 27. 2000 PREP RED BY: Julia owell Hajduk DATE - •date Planner ° • July 27. 2000 APPROVED BY: Richard H. Bw ersdorff DATE Planning Ma ager I:\curpin\julia\sdr\Peirce Office.doc.dot NOTICE OF TYPE II DECISION SDR2000-00010—PEIRCE OFFICE CENTER PAGE 22 OF 22 , , .. $ ,0„.„„„,..., : #4.. 2 p0 A 44,,W INK :alp& V,0° III %AVOW . SWOOD 1 inalrap, ihui O Sh \ l l'� � SPRINGWOOD gi- •ItJ i Ilk CO' V lit _ax\ob.\?). „N���WN �,/,,,t\o, �� e N T (0 PENN CT . COTTONWOOD 1 i i w MNNZAN A ST ill 1 Ii. .. 7J 1 , ____ ... . NI, / , Timo-myp- 1,----- i _... , ) , AIS I NOISIAIa ONINNV1d CIHVO 1 JO 1110 ANNE IOW.PAIpA I I .a. O W i V - - - me. Gr.611Ve+'ence O LL i yv aew xo "°. 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N I w•• r Q MIMED MM.=Mb 100 m C ML IMP YOM N - 11M1M3r..ET.1L MN .UI VIM UM MO SWAM Mw M.M Q. el i iT CITY of TIGARD II GE OGRARRIC �N iOR MATIOM SYSTEM well PI INST VICINITY MAP III in HERMOSO WA SDR2000-00010 III FRANKU PEIRCE OFFICE imma BEVELAND i In 104 •ND ST no 11 -. ■■ 2 SU : EC' III .. ....o _- __ TAX LOT GONZAGA ST 111111 I ■ II SW HAMPTON ST N 1 rn 03 0 100 200 300 400 Feet i 2 I 1"=305 feet HIGHWAY 2I 7 ■ Att ,;:14-.',:?:a L City of Tigard Information on this map is for general location only and should be verified with the Development Services Division 13125 SW Nall Blvd — Tigard,OR 97223 (503)63&1171 I ___ _.__. http:l/wwa.ci.tpard.or.us Community Development Plot date:Jun 13,2000;C:lmagic'MAGIC03 APR EXHIBIT B Steve Peirce SDR2000-00010 12560 SW 70th Avenue PEIRCE OFFICE Tigard, OR 97223 Craig Johnson 16521 SE Gordon Street Milwaukie, OR 97267 120 DAYS=10/9/2000 C O�TIOARD Community Devefopment Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 Case Name: APPEAL OF PEIRCE OFFICE Names of Owners: Steve Peirce Name of Applicant: Steve Peirce Address of Applicant: 12560 SW 70th Avenue, Tigard, Oregon 97223 Address of Property: 12560 SW 70th Avenue, Tigard, Oregon 97223 Tax Map/Lot Nos.: WCTM 2S101AA, Tax Lots 09600 and 09101. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR SITE DEVELOPMENT REVIEW. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON SEPTEMBER I I, 2000 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item on Appeal: ZONING DESIGNATION: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters Action: - ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies I] The Affected Citizen Involvement Team Facilitator The adopted findings of fact, decision and statement of conditions can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THE DECISION WAS SIGNED ON , 2000, AND BECOMES EFFECTIVE ON 2000. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. rillail -„ MST CITY Of TIGARD II dI�laII:�:i ! VICINITY MAP i ttOSO 111 Ill 6 ale wAY SDR2000-00010_Jr.,.111111111411111 1.0 ANIIIIII. 1 FRANKLI ST PEIRCE OFFICE BEVELAND Mu Ii'ST BE VELAND ST LIN■ �\ ■■ 2 SU : EC Z !".% _- �� TAX LOT• N ti I GONZAGA ST _ I III III SW N HAMPTON ST N f rn ao \ x r 0 100 200 300 400 Feet 1"=305 feel HIGHWAY 2I 7 . A l !1 L City of Tigard '\ Information on this map is for general location only and Should be verified with the Development Services Division 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 http://w■a.ci.tlgerd.ef.ue Community Development Plot date:Jun 13,2000;C:\magic'MAGIC03.APR NOISIAIO ONINNV1d CINVOLL AO A110 Ithi 1 1 I , 1 oar.moon , ... 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II AFFIDAVIT OF MAILING CARD Community(Development Shaping)1 Better Community STATE OE OREGON. ) County of Was fiington )ss. City of Egare ) I, cPatricia L. Lunsfore,, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Was(iington County, Oregon and that I served the following: (Ole&Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2000-00010/PEIRCE OFFICE AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director . NOTICE OF DECISION FOR: AMENDED NOTICE (File No./Name Reference) ▪ City of Tigard Planning Director n NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File No/Name Reference) (Date of Public Heating) • City of Tigard Planning Director • Tigard Hearings Officer • Tigard Planning Commission E Tigard City Council NOTICE OF FINAL ORDER FOR: • I AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) I City of Tigard Planning Director Tigard Hearings Officer ▪ Tigard Planning Commission • Tigard City Council NOTICE OF: (Type/Kind of Notice FOR: _ I (File No/Name Reference) (Date of Public Hearing,if applicable) A co f_the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES] of which is attached, maiked ( Mil "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit' on lune 14 2001 aid ••site ► the U ' ed States Mail on lune 14,2000, postage prepaid. f _ r. 1111b. - I (Perso ' epar-• of- -) Subscribed and sworn/affirm-d before e on the 19 day of �4- (y , 2000. OFFICIAL SEAL v SHERMAN S.CASPER I ' I ; ICI I ' ! NOINIZSZOBNu N0.323409 MY COMMISSION WIRES MAY 13,2003 My Commission Expires: )?4 y l3 ZOU 3 NOTICE TO MORTGAGEE, LIENF. _DER,VENDOR OR SELLER: EXHIBIT A. THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW O CITY OF TIGARD Community Development Shaping f7 Better Community DATE OF NOTICE: June 14, 2000 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 FILE NAME: PEIRCE OFFICE PROPOSAL: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. ZONE: Mixed Use Employment (MUE). 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. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JUNE 28, 2000. All comments should be directed to Julia Powell Hajduk, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JULY 20, 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 the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PER. CLOSES, THE DIRECTOR SHALL ISSUE YPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." 1 - CITY of TIGARD L _� .�1_-. ELMHURST ST -- --- VICINITY MAP nits° M`= I - III IIII _ SDR2000-000 I 0 Ill _ r ST PEIRCE OFFICE BLAND alkt FRANKLI iiiiiiii 6EVFION ST — �\ s su-sec O I ��w=._ TAX LOTS mil z A GONZAGA T ■ MI IIIII III - lbw sw _______ L______ • HAMPTON �T j N &1 i \ oo��� ., x HIGHWAY 217 z A City of Tigard M1wy.r M..w.M.. ]IlS SW MM b.e 1]psai Oa ] ■ c Ip.M a u. y tommunit DaveloPment Plot date Jun 13.2000.C VnagicVvVkGIC03 APR • (P9 . /EXHIBIT B 2S 101 AD-01600 2S 101 AD-01700 68TH STREET INVESTORS LLC TY GRO • FUND 1 LLC 12670 SW 68TH AVE STE 300 BY KUR BEY TIGARD,OR 97223 7125 : HAMP bN ••RTLAND,OR 97223 2S 101 AB-02100 25101 AA-08100 ANDRUS MICHAEL RYAN FUEGY ALLEN AND RAYMOND 7155 SW BEVELAND ST 12480 SW 68TH PKWY SUITE A PORTLAND,OR 97223 TIGARD,OR 97223 2S1 01 AB-02000 2S 101 AD-02400 BERMAN JOHN M& GEORGE FOX UNIVERSITY SUMMERS MICHAEL L ATTN: FINANCIAL AFFAIRS 7175 SW BEVELAND RD#210 414 N MERIDAN TIGARD,OR 97223 NEWBERG,OR 97132 25101 AB-02300 2S 101 AC-01000 BOLON DEAN N GIESZLER JACOB F 4022 NE LADDINGTON CT 18206 SW FALLATIN LOOP PORTLAND,OR 97232 ALOHA,OR 97007 2S101AB-02200 2S101AB-01000 CASEY EDWARD L JR&JOANNE F HAMPTON PARK LLC 7085 SW BEVELAND RD BY WEST COAST MORTGAGE PORTLAND,OR 97223 4000 KRUSE WAY PL BLD 1 STE 275 LAKE OSWEGO,OR 97035 2S 101 AA-07700 25101 AB-00800 CHORUBY PAUL N H• • • •N PARK LLC 12520 SW 68TH AVE#A BY WEST C• •RTGAGE TIGARD,OR 97223 4000 KR AY • • D 1 STE 275 L•• ' OSWEGO,OR 97035 2S 101 AA-09700 25101 AB-00801 DANA MARK R HA ' ON PARK LLC 12585 SW 68TH AVE BY WES . •A ORTGAGE TIGARD,OR 97223 4000 K:. • •L BLD 1 STE 275 • OSWEGO,OR 97035 2S 101 AC-00200 2S 101 AC-01100 DAVIS SHIRLEY A HUGHES JOSEPH 4225 PENN ST 7035 SW HAMPTON LONGVIEW,WA 98632 TIGARD,OR 97223 2S 101 AA-08200 2S 101 AC-01300 DEFOE CHARLES E JR& KAISER FOUNDATION HEALTH MCGEE JUDITH A PLAN OF THE NORTHWEST#838 18205 SW CORRAL CREEK RD ATTN:GENERAL ACCCOUNTING 11TH FLOG SHERWOOD,OR 97140 500 NE MULTNOMAH#100 PORTLAND,OR 97232 25101 AD-00800 2S 101 AD-03000 EQUITY GROUP FUND 1 LLC KF LLC BY KURT DALBEY 7407 SW HUNT CLUB DR 7125 SW HAMPTON PORTLAND,OR 97223 PORTLAND,OR 97223 • 2S 101 AA-09600 25101 AA-09101 KINDRICK ALFRED F AND PEIRCE STEPHEN W& DIANNE M PEIRCE LYNN L 12560 SW 70TH AVE 12560 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AC-00100 25101 AA-08600 KNECHT ANNA M PEIRCE STEPHEN W AND 20135 SW BONANZA WAY LYNN L TIGARD,OR 97224 12525 SW 68TH TIGARD,OR 97223 2S 101 AA-04300 2S 101 AA-09108 LANDMARK FORD INC R&D PROPERTY DEVELOPMENT LLC PO BOX 23970 12559 SW 69TH AVE TIGARD,OR 97281 TIGARD,OR 97223 2 101AA-05200 2S101AC-00900 LAN FORD INC ROCKY MOUNTAIN LAND LLC PO 23 12540 SW 68TH PKWY STE B GARD,OR 97281 PORTLAND,OR 97223 2S 101 AB-02400 25101 AA-09800 LANFARM LLC ROTH J T JR&THERESA 16869 SW 65TH AVE STE 166 12600 SW 72ND AVE STE 200 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 101 AA-04500 2 101 AA-08800 LOUIE RICHARD C ROT • • HERESA 12395 SW 68TH 12600 72'`AVE STE 200 TIGARD,OR 97223 ARD,OR 972 2S 101 AD-02700 S 101 AA-08700 MCCROSKEY JOHN B RI T J: : HERESA 1380 MORNING SKY CT 1260• :' ' I AVE STE 200 LAKE OSWEGO,OR 97034 ARD,OR 97 3 2S 101 AD-02800 2S 101 AA-08500 MORTON DON R AND CYNTHIA SUE ROT R HERESA BY MAIL MEMONDAY-N JOHANNE 12600 2N STE 200 3109 NE BROADWAY T RD,OR 97223 PORTLAND,OR 97232 2S 101 AD-01400 2 101 AA-08300 OREGON KI SOCIETY RO T J: : THERESA 12700 SW 68TH AVE 12600 .•' I AVE STE 200 TIGARD,OR 97223 :'RD,OR 972 2S 101 AC-00800 2S 101 AD-02900 PAULY SHERMAN R ROT • T JR : ERESA A LEE JEANNIE C TR 12600 D AVE#200 ROGERS ROY R T .•RD,OR 9 PO BOX 23684 TIGARD.OR 97281 2S 101 AC-00600 2S 101 AB-02800 ROTH JACOB T JR&THERESA A ZEEK VELMA EDWARDS 12600 SW 72ND AVE 7060 SW BEVELAND TIGARD,OR 97223 TIGARD,OR 97223 S 101 AA-08301 R• - ACOB TI HY JR&THERESA BOB SIMONYI 12600 SW •AID AVE#200 7060 SW BEVELAND RD. T • •D,OR 9 TIGARD OR 97223 2S1O1AB-02201 RANDY RICHARDSON SCRIVNER RONNY E/JILL A 7060 SW BEVELAND RD. 7115 SW BEVELAND ST TIGARD OR 97223 TIGARD,OR 97223 - 2S 101 AB-02500 SHIM STEVE S&JANET H 14347 SW KOVEN CT TIGARD,OR 97224 2S101AA-08302 SZAMBELAN PETER J&ELOISE M 4500 KRUSE WAY#300 LAKE OSWEGO,OR 97035 2S 101 AA-03800 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN:GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 101AA-09100 TI •D CORPORATE -' TER LTD PA• NER • ATTN:GR.:. SPECHT 15400 ILLI • WAY • AVERTON,OR 97006 2S101AC-00300 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 972223 2S101AC-00400 RM •'•ELD&GAIL B 7075 ' ZAGA ST LARD,OR 97223 2S 101 AA-07600 WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 1 1285 SW 18th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 Sue Rorman 11250 SW 82"d Avenue is\curpin\setup\labels\CIT East.doc UPDATED: 12-Apr-00 Tigard, OR 91223 John Snyder 11100 SW 82"d Avenue Tigard, OR 91223 Jack Biethan 15525 SW 109th Avenue Tigard, OR 91224 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 1ff I, 1 1 , 1 r CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM 1 !Mt ', ELM U ' T . ST AREA NOTIFIED • (500') Th- I ) , 2S10111003800 0) -_-____` ' Y „ 2 510116 00800 FOR: Steve Peirce I RE: 2S I 0 I AA, 9101 & 9600 mammNnwluua 0 i i T , ST # T _ Property owner information 2S101AA08301 /S1010008100 is valid for 3 months from - 1S101aa09100 2S1o16A08302 251081408100 the date printed on this map. 251081802000 2s1014001100 251014 80 22 01 2S701A607200 20101 802300 — -- 2S101A008300251010008500, 257081407700 BEVELAND ST 257014406700 251014408800 ! _} 4 ,____I 2510111407600 2510111 I'-: \ 251014802500 251015802400 f2S101AA09800 1..---�- ,,"`. YS10W109108: L 251014000600 2510 00*�°ti�,+ 251014409700 Q :.� �.,. 251014000800 Z -- 151015800400 251014800300 � NA 2slouco67oo ___ 1_ 251015007700 751015001100 GONZAGA ST2 subjec N 251014002600 sites 2s1010000800 1s101AC00900 2510111801000 151015800200 -� 7 61014 0 0 16 0 0 i 0 100 200 300 Feet /S1010002400 Z�S i'' 1 - 1"=220feet 231015002900 2 51014 0 0 14 0 0 1S101AC01300 2S101AC01100 't --- f 251018003000 City of Tigard SW -------- -� Information on this map is for general location only and =--�_ should be verified with the Development Services Division 1 HAMPTON ST 13125 SW Hall Blvd Tigard.OR 97223 �II T�----_ __ (503)639.4171 I _ _± 1 1 htWJ .ei.tipard-a.ua Community Development Plot date:May 15,2000;C:Magic\MAGIC03.APR • • (p96 i dt63 • 2S101AO-01600 2S101AD-01700 68TH STREET INVESTORS LLC TY GRO FUND 1 LLC 12670 SW 68TH AVE STE 300 BY KU BEY TIGARD,OR 97223 7125 HAMP N RTLAND,OR 97223 2S101AB-02100 2S101AA-08100 ANDRUS MICHAEL RYAN FUEGY ALLEN AND RAYMOND 7155 SW BEVELAND ST 12480 SW 68TH PKWY SUITE A PORTLAND,OR 97223 TIGARD,OR 97223 2S 101 AB-02000 2S 101 AD-02400 BERMAN JOHN M& GEORGE FOX UNIVERSITY SUMMERS MICHAEL L ATTN:FINANCIAL AFFAIRS 7175 SW BEVELAND RD#210 414 N MERIDAN TIGARD,OR 97223 NEWBERG,OR 97132 2S 101 AB-02300 2S 101 AC-01000 BOLON DEAN N GIESZLER JACOB F 4022 NE LADDINGTON CT 18206 SW FALLATIN LOOP PORTLAND,OR 97232 ALOHA,OR 97007 2S 101 AB-02200 2S 101AB-01000 CASEY EDWARD L JR&JOANNE F HAMPTON PARK LLC 7085 SW BEVELAND RD BY WEST COAST MORTGAGE PORTLAND,OR 97223 4000 KRUSE WAY PL BLD 1 STE 275 LAKE OSWEGO,OR 97035 2S 101 AA-07700 2S 101 AB-00800 CHORUBY PAUL N H• • • •N PARK LLC 12520 SW 68TH AVE#A BY WEST C• •RTGAGE TIGARD,OR 97223 4000 KR ." AY • D 1 STE 275 • ' •SWEGO,OR 97035 2S 101 AA-09700 2S 101 AB-00801 DANA MARK R HA ON PARK LLC 12585 SW 68TH AVE BY WES •• I ORTGAGE TIGARD,OR 97223 4000 K:. • •L BLD 1 STE 275 • OSWEGO,OR 97035 2S101AC-00200 2S101AC-01100 DAVIS SHIRLEY A HUGHES JOSEPH 4225 PENN ST 7035 SW HAMPTON LONGVIEW,WA 98632 TIGARD,OR 97223 2S 101 AA-08200 2S 101 AC-01300 DEFOE CHARLES E JR& KAISER FOUNDATION HEALTH MCGEE JUDITH A PLAN OF THE NORTHWEST#838 18205 SW CORRAL CREEK RD ATTN:GENERAL ACCCOUNTING 11TH FLOO SHERWOOD,OR 97140 500 NE MULTNOMAH#100 PORTLAND,OR 97232 2S 101 AD-00800 2S 101 AD-03000 EQUITY GROUP FUND 1 LLC KF LLC BY KURT DALBEY 7407 SW HUNT CLUB DR 7125 SW HAMPTON PORTLAND,OR 97223 PORTLAND,OR 97223 2S 101 AA-09600 2S 101 AA-09101 KINDRICK ALFRED F AND PEIRCE STEPHEN W& DIANNE M PEIRCE LYNN L 12560 SW 70TH AVE 12560 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AC-00100 2S 101 AA-08600 KNECHT ANNA M PEIRCE STEPHEN W AND 20135 SW BONANZA WAY LYNN L TIGARD,OR 97224 12525 SW 68TH TIGARD,OR 97223 2S 101 AA-04300 2S 101 AA-09108 LANDMARK FORD INC R&D PROPERTY DEVELOPMENT LLC PO BOX 23970 12559 SW 69TH AVE TIGARD,OR 97281 TIGARD,OR 97223 2 101 AA-05200 2S 101 AC-00900 LAN FORD INC ROCKY MOUNTAIN LAND LLC PO 23 12540 SW 68TH PKWY STE B GARD,OR 97281 PORTLAND,OR 97223 2S101AB-02400 2S101AA-09800 LANFARM LLC ROTH J T JR&THERESA 16869 SW 65TH AVE STE 166 12600 SW 72ND AVE STE 200 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 101 AA-04500 2 101 AA-08800 LOUIE RICHARD C ROT HERESA 12395 SW 68TH 12600 •' 72 ! AVE STE 200 TIGARD,OR 97223 ARD,OR 972 2S 101 AD-02700 S 101 AA-08700 MCCROSKEY JOHN B RI T J' : HERESA 1380 MORNING SKY CT 12601 :c ••D AVE STE 200 LAKE OSWEGO,OR 97034 ARD,OR 97 3 2S 101 AD-02800 2S 101 AA-08500 MORTON DON R AND CYNTHIA SUE ROT R : HERESA BY MAIL MEMONDAY-N JOHANNE 12600 '• 2ND • STE 200 3109 NE BROADWAY T e•RD,OR 97223 PORTLAND, OR 97232 2S101AD-01400 2 101AA-08300 OREGON KI SOCIETY RO T Jr : THERESA 12700 SW 68TH AVE 12600 . • AVE STE 200 TIGARD,OR 97223 :ARD,OR 972 2S 101 AC-00800 2S 101 AD-02900 PAULY SHERMAN R ROT . T JR : ERESA A LEE JEANNIE C TR 12600 • D AVE#200 ROGERS ROY R T :•RD,OR 9 PO BOX 23684 TIGARD,OR 97281 • • • 2S 101 AC-00600 2S 101 AB-02800 ROTH JACOB T JR&THERESA A ZEEK VELMA EDWARDS 12600 SW 72ND AVE 7060 SW BEVELAND TIGARD,OR 97223 TIGARD,OR 97223 S 101 AA-08301 R•• ACOB TI •. HY JR&THERESA 12600 S D AVE#200 T D,OR 9 2S 101 AB-02201 SCRIVNER RONNY E/JILL A 7115 SW BEVELAND ST TIGARD,OR 97223 2S 101 AB-02500 SHIM STEVE S&JANET H 14347 SW KOVEN CT TIGARD,OR 97224 2S 101 AA-08302 SZAMBELAN PETER J&ELOISE M 4500 KRUSE WAY#300 LAKE OSWEGO,OR 97035 2S 101 AA-03800 TIGARD CORPORATE CENTER LTD PARTNERSHIP ATTN:GREG SPECHT 15400 MILLIKAN WAY BEAVERTON,OR 97006 101 AA-09100 TI 'D CORPORATE -" TER LTD PA' NER ATTN:GRP:• SPECHT 15400 ILLI • WAY • AVERTON,OR 97006 2S 101 AC-00300 WEAVER MICHAEL D&GAIL B 7075 SW GONZAGA ST TIGARD,OR 972223 2S101AC-00400 R •-AELD&GAILB 7075 ' ZAGA ST 1•ARD,OR 97223 2S1 01 AA-07600 WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 11285 SW 78`h Avenue Tigard, OR 97223 EAST CIT SUBCOMMITTEE Sue Rorman 1250 SW 82°d Avenue i:\curpin\setupllabels\CIT East.doc UPDATED: 12-Apr-00 Tigard, OR 97223 John Snyder 1 1100 SW 82" Avenue Tigard, OR 97223 Jack Biethan 15525 SW 109th Avenue Tigard, OR 97224 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 CITY OF TIGARD RECEIVEID COMMUNITY DEVELOPMENT DEPARTMENT MAY 1 f ?OK .""� PLANNING DIVISION CITY OF TIGARD COMMUNITY DEVELOPMt ir' Community(Development 13125 SW HALL BOULEVARD Shaping A Better Community TIGARD, OREGON 97223 PHONE: 503.639-4111 FAX 503-684-7297(Attn: Patty or Shirley/Planning) RfaOUEiS.T POR 0.i 0�I ° O .J. ¶ OWNERS MAILING$ I�ST 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 OF 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: +e ye 13f'_ L PHONE: 6 3 S 2 3 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. Cost Description: $I 1 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 * * sheets of labels x $2/sheet = $8.00 x sets = $16.00 sheets of labels x $2/sheet = $ � x - sets = $ 2 sheets of labels x $2/sheet for CIT area x sets = $ 4.00 / sheets of labels x $2/sheet for>CIT area = $ x sets = $ 7 GENERATE LIST = $J].00 t' GENERATE LIST = $1L.0 TOTAL = $31.00 TOTAL = Customer Receipt CITY OF TIGARD Printed:05/18/2000 13:22 User:FRONT Station: 02 Operator: DEB Rcpt No: 0002289 Date: 05/18/2000 Customer No:000000 Amount Due: 27.00 Name: PACIFIC CHRISTIAN COUNSELING C Cash: 0.00 Address: 12560 SW 70 AVE Check: 27.00 TIGARD, OR 97223 N/A 0.00 Change: 0.00 Type Description Amount RECEXP Recovered Expenditures 27.00 \A (:a �Q S a e SITE DEVELOPMENT REVIEW TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 jNl u 14,614k anJ GENERAL INFORMATION PRE-APP. HELD WITH: t;r i .I.4 Yu Q e. DATE OF PRE-APP.: 7-0 - Property Address/Location(s): 12 S 6 n 5. w 7Of,1' FOR STAFF USE ONLY T of d1 CI 172-23 y-a-5 Tax Map &Tax Lot#(s): L5 1 ( AA - 0 vf 600 2 5 //14th -oq `Case No.(s): SDR 2000-00010 t I o f ( 7-20 f /t 2! Other Case No.(s): Site Size: Z j ( 31 4,v2.4 �!' '72 � /of 7 70 Receipt No.: ODOIWS l j Application Accepted By: .TP14 Property Qw r re_ieLt/Deed Holder(s)*: 5 1 e /ken We :►"c e ry L Date: y-j y-oo Address: t -s-60 5•W 70,04 Phone: City: T i 9 4/ d I 1& Zip: 971 2 3 Date Determined To Be Complete: Applicant': Comp Plan/Zone Designation: Address: Phone: City: Zip: CIT Area: • When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession Rev. 11/26/98 is\curpin\nasterslsdra.doc with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this REQUIRED SUBMITTAL ELEMENTS application. ✓ Application Elements Submitted: PROPOSAL SUMMARY El Form ❑ Owner's Signature/Written Authorization The owners of record of the subject property request Site ❑ Title Transfer Instrument or Deed Development Review approval to allow (please be specific): ❑ Site/Plot Plan — OP vet f e X S ; n J re S I ei (e 10 (#of copies based on pre-app check list) p yyt E t ; � P r U e/ and M o v Q/( un ver7 ❑ Site/Plot Plan (reduced 8'/2"x 11") ti d ; t; >7 4 I C m +,► e re ; MI o I` i e ! ❑ Applicant's Statement (#of copies based on pre-app check list) C i J 5 ; 1- P ❑ Construction Cost Estimate ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ❑ Filing Fee (Under 5100,00040.#. .-$ 800.00 ($100,000-$999.999) $1,600.00 ($1 Million&Over) $1,780.00 (•.55 r$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_imBQsed upon the subject property, • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. • SIGNATURES of each owner of the subject property. DATED this 2 /Lyi ^ day of 114-41- ,+9- Owner's Si ature Owner's Signature 9 g Own is Signature Owner's Signature . N ;w 2 . ,. Customer Receipt CITY OF TIGARD Printed:04/14/2000 13:45 User:front Station: 02 Operator: SSC Rcpt No: 0001445 Date: 04/14/2000 Customer No:000000 Amount Due: 1,600.00 Name: PACIFIC CRISTIAN COUNSELING Cash: 0.00 Address: CENTER INC Check: 1,600.00 12560 SW 70 TH AVE N/A 0.00 TIGARD, OR 97223 Change: 0.00 Type Description Amount LANDUS Land Use Applications 1,600.00 C 214 �j AO- CITY OF TIGARD Community(Development Shaping A'BetterCommunity LAND USE PROPOSAL DESCRIPTION 120 DAYS =10/09/2000 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 FILE TITLE: PEIRCE OFFICE APPLICANT: Steve Peirce ARCHITECT: Craig Johnson 12560 SW 70th 16521 SE Gordon Street Tigard, OR 97223 Milwaukie, OR 97267 PHONE/FAX: (503)-652-2156/(503)786-0913 OWNER: Steve Peirce 12560 SW 70th Tigard, OR 97223 REQUEST: Site Development Review approval to convert an existing residence to office and move an additional commercial structure onto the site. The structure to be moved onto the site is also a converted residence. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). 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. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: TYPE I ❑ TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JUNE 14, 2000 DATE COMMENTS ARE DUE: JUNE 28, 2000 HEARINGS OFFICER [MON.] DATE OF HEARING: TIME: 1:00 PM (_PLANNING COMMISSION [MON.I DATE OF HEARING: TIME: 1:30 PM ❑CITY COUNCIL ITUESJ DATE OF HEARING: TIME: 1:30 PM 0 STAFF DECISION [TENTATIVE] DATE OF DECISION: JULY 20,2000 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 OTHER: STAFF CONTACT: Julia Powell Hajduk, Associate Planner (503) 639-4171 Ext. 407 May 11, 2000 . 5k ? �� CRY OF TIGARD Steve Pierce 12560 SW 70th OREGON Tigard, OR 97223 RE: Incompleteness letter for Pierce Office buildings (SDR2000-00010) Dear. Mr. Pierce: Staff has received the application for Site Development review to convert an existing residence to office and move an additional office onto the site at 12560 SW 70 Avenue. After a preliminary review of the application materials, staff has determined that the application is not complete. In order for staff to deem the application complete, please submit the following information: • Have the City prepare labels for the envelopes. The labels for envelopes are required to be generated by the City, whereas, the labels for your envelopes appear to have been generated by a title company. At the time of your pre-application meeting, the policy was to encourage rather than require applicant's to have the list generated by the City. Since that time, due to numerous errors from outside source generation, the City is requiring the lists to be generated in-house. There is an additional fee of $11 plus $2 per sheet of labels. When you obtain the list generated by the City, please place labels on the two sets and keep each set separate from the other so each set is complete. Please contact Patty Lunsford in the Planning Division at (503) 639-4171, x320 for further details. • Submit a compliance letter (Service Provider Letter) from Unified Sewerage Agency (USA) in accordance with the standards that became effective on February 5, 2000. This letter is required to be submitted before an application can be deemed complete. The requirement is for all applications submitted after February 5, 2000. I am enclosing contact information for your reference. Please note that your pre-application meeting was held over 6 months ago. The pre- app notes are only valid for 6 months unless the Director determines that there have not been significant changes that would affect the application submittal. In this case, the standards are essentially the same with the exception of the 500' property owner list generation and the USA compliance letter, therefore, no additional pre-application meeting was deemed necessary. Once the required information is submitted, staff will deem the application complete and begin the review process. The estimated timeframe for processing a decision is 6-8 weeks from the date the application is deemed complete. If you have questions about the information in this letter, please don't hesitate to contact me at 639-4171, x 407. Sinc ely, ulia Powell Hajd Associate Planner i:\curpin\julia\sdr\pierce office accl.doc Enclosure c: 2000-00010 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 ii00001,9' MetroScan / Washington (uR) Parcel Number Owner Name Site Address YB Owner Phone R0456410 Carpenter Richard L *No Site Address* R0456429 Tigard Corporate Center Li *No Site Address* R0456447 Pollock Donald E *No Site Address* 503-292-4373 R0456456 Landmark Ford Inc 6875 SW Franklin St Tiga R0456474 Louie Richard C , 12395 SW 68Th Ave Tigard 503-968-2778 R0456759 Fuegy Allen & Raymond 12480 SW 68Th Ave Tigard 503-639-0987 R0456768 Roth Jacob Timothy Jr & Th 12455 SW 68Th Ave Tigard 1996 503-639-2639 R0456777 Roth J T Jr & Theresa *No Site Address* 503-639-2639 R0456811 Roth J T Jr & Theresa *No Site Address* 503-639-2639 R0456866 Pollock Donald E 12555 SE -59 69Th Ave Ti 503-292-4373 R0457062 Hampton Park Llc *No Site Address* R0457071 Hampton Park Llc 12360 SW 72Nd Ave Tigard R0457357 Andrus Michael Ryan 7155 SW Beveland Rd Port 1961 R0457366 Casey Edward L Jr & Joanne 7085 SW Beveland Rd Port 1950 503-684-4931 R0457375 Scrivner Ronny E & Jill A 7115 SW Beveland Rd Tiga R0457384 Bolon Dean N 7065 SW Beveland Rd Tiga 1955 503-236-9183 R0457400 Shim Steve S & Janet H 7086 SW Beveland Rd Tiga 1959 R0457507 Knecht Anna M 7025 SW Gonzaga St Tigar 1960 R0457516 Davis Shirley A 7020 SW Gonzaga St Tigar 1962 R0457525 Weaver Michael D & Gail B 7075 SW Gonzaga St Tigar 1966 503-639-9796 R0457534 Weaver Michael D & Gail B 7105 SW Gonzaga St Tigar 1961 503-639-9796 R0457552 Roth Jacob T Jr & Theresa 12600 SW 72Nd Ave Tigard 1966 503-639-2639 R0457570 Pauly Sherman R 7148 SW Gonzaga St Tigar R0457589 Tommy Bob L Sudie E 7120 SW Gonzaga St Tigar 1965 503-620-1493 R0457598 Gieszler Jacob F 7070 SW Gonzaga St Tigar 1966 503-591-1015 R0457605 Hughes Joseph 7035 SW Hampton St Tigar 503-620-8134 R0457623 Kaiser Foundation Health 7105 SW Hampton St Tigar 503-285-9321 R0457767 Pollock Donald E 12550 SW -12600 68Th Ave 503-292-4373 R0457829 Oregon Ki Society 12700 SW 68Th Ave Tigard 503-684-0185 R0457847 68Th Street Investors Llc 12670 SW 68Th Ave Tigard R0457856 Renzema Dwight L 12670 SW 68Th Ave Tigard 1960 R0457927 Western Evangelical Semina *No Site Address* 1985 R0457954 Mccroskey John B 12625 SW 69Th Ave Tigard 503-636-8638 R0457963 Morton Don R & Cynthia Sue 12665 SW 69Th Ave Tigard 1935 R0457972 Roth J T Jr & Theresa A 12755 SW 69Th Ave Tigard 503-639-2639 R0457981 Kf Llc 6969 SW Hampton St Tigar 1995 R2031057 Western Evangelical Semina 12753 SW 68Th Ave Tigard 1985 503-538-8383 R2058297 Dana Mark R 12585 SW 68Th Ave Tigard R2058298 Roth J T Jr & Theresa 12570 SW 69Th Ave Tigard 503-639-2639 R0457393 Richardson Randy 7060 SW Beveland Rd Tigard 503-639-8542 R0457393 Silronyi Bob 7060 SW Beveland Rd Tigard 503-639-8542 ,0, The Information provided Is Deemed Reliable, But Is Not Guaranteed. • PUBLIC FACILITY PLAN CHECKLIST Project: k't c oFC'« �FOR Date: '71 ' Ioa LAND USE APPLICATION SUBMITTALS [OMPLETE El INCOMPLETE G ING Existing and proposed contours shown? Are adjacent parcels impacted by proposed grading? ❑Yes [No jr Adjacent parcel grades shown? STREET ISSUES Right-of-way clearly shown? Centerline of street clearly shown? 12121; Name of street(s) shown? Existing/proposed curb or edge of pavement shown? A Profiles of proposed streets j:11■1\i Future Streets Plan provided? (subdivisions and some partitions) ❑ profiles ❑ topo shown on adjacent property? CI Traffic study required/submitted? „.a.- Do proposed street grades comply with City standards? Lila Check widths proposed on public streets Are private streets proposed? under 6 lot minimum? El commercial driveway entrance required. El width appropriate? ❑Other: r TARY SEWER ISSUES Existing/proposed lines? Stubs to adjacent parcels required? WATER ISSUES 17 TER lines? Er Existing/proposed fire hydrants? STQRM DRAINAGE AND WATER QUALITY ISSUES [�' Existing/proposed lines? ,I-tJ1tI Preliminary sizing calculation of water quality,provided? Water quality facility shown on plan? ❑ does area provided match calculations for size requirement? [K Stubs to adjacent properties required? \P Water quality and/or detention shown outside of any wetland buffer? i:\eng\brianNnasters\public facility plan checklist.doc CITY OF TIGARD June 13, 2000 OREGON Steve Pierce 12560 SW 70th Tigard, OR 97223 RE: Completeness letter for Pierce Office Buildings (SDR2000-00010) Dear Mr. Pierce: Staff has received the additional information deemed necessary in our May 11, 2000 incompleteness letter. This letter is to inform you that your application has now been deemed complete and has been scheduled for review. Staff has set a target decision date of July 20, 2000 for your project. Please note this is a target date only for staff project management and the actual date may be before, or after, this target date. If you have questions about the information in this letter or your application, please do not hesitate to contact me at 639-4171 , x 407. Sincerely, Julia Powell Hajdu Associate Planner i:\curpin\julia\sdr\pierce office acc2.doc c: SDR2000-00010 Land Use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 • CRAIG JOLI\SO\ A R C U I T E. C T ■ ■ 1111 ■ 3l ; 21Ii ■ ® ■ ■ 1 6 5 2 1 S E G O R D O N S T R E E T M I L W A U K I E , O R E G O N 9 7 2 6 7 TEL.503-652-2156 / FAX 503-786-0913 Summary Development Proposal and Standards PEIRCE OFFICE CENTER 12560 S.W. 70TH Ave. Tigard, Oregon April 12, 2000 The subject property, at 12560 S.W. 70th, is owned by Dr. Steven Peirce. The property is approximately 25,131 sq. ft. site and abuts SW Beveland on its North property line. It contains the vacated right of way from the platted 70TH Ave on its West side. This site lies within the "Tigard Triangle". Zoning is C-G "General Commercial District". It is presently in a non-conforming use with an existing residence (building "A") built in 1966 and having a footprint of 1,895 sq. ft. The owner intends to relocate another similar house form a site nearby onto this property and convert both to commercial office use. He proposes to construct a vehicle access and drive off of Beveland Street, leading to a 15-space parking lot at the South end of the property. Concrete walks will connect the existing and new buildings. The owner has been asked, as a condition of design review approval, to deed the vacated portion of 70T" Ave., (vacated by City of Tigard Ordinance 88- 25357) measuring approximately 30'X180", back to the city, for their future use. The City has no plans to improve 70TH Ave. at this time. The owner will concur with this request on the condition that he is compensated for the current market value of the land. The resulting reduced site has an area of approximately 19,790 sq. ft. Chapter 18.520, Table 18.520.2 lists no minimum lot size for this zoning designation. Proposed yards are, 0' front yard along the 70TH ROW, side yard of 2'-8" front yard along Beveland and 0' along the line of the future ROW of 70TH Ave. with 54' opposite, and a back yard of 66'-10". Max. building height of 15' is well below the 45' allowed. Chapter 18.620 Tigard Triangle Design Standards: The new building "B" is sited in the North West corner of the property abutting Beveland and the unimproved Right of Way for 70Tth Ave. It is located as close a possible to both existing and future ROW's, complying with the 0 to 10' required street setback. L-1 screening will occupy the remainder of the frontage. A 6' scored concrete walkway will join the street to both buildings. The ground floor frontage of Building "B" along Beveland will have 50% of its wall space above 3' from grade in windows. Per conversations with Julia Hajduk, this requirement will not be necessary along the future 70TH ROW, since there is no street in placed or in planning. The siding of both buildings will consist of brick wainscot with 8" cedar beveled siding above. Roof are to remain comp shingle, which is typical to this form of construction. No rooftop equipment is planned. Chapter 18. 745 Landscaping and screening: Will comply — see drawing DR4. Chapter 18.765 Parking: Table 18.765.2 calls fora minimum parking requirement, for vehicles, of 3.9 spaces, and a maximum of 4.9 spaces per 1,000 sq. ft. of floor area. Combined areas of both buildings are 3,349 sq.ft., resulting in a required minimum number of 13 spaces, and a maximum of 16 spaces, for vehicle parking. The owner proposes a total of 15 spaces (1 HC, 7 full size and 7 compact). Bicycle parking calls for 0.4/1,000, resulting in 1.34 spaces required. He will provide 2 spaces. Chapter 18.705 Site Access: Vehicle access is provided by a 24' wide two way drive leading to and from the parking lot. Pedestrian walkways will connect the buildings to each other and the street. Walkways will be 6' wide and constructed of concrete. Chapter 18.755 Mixed Solid Waste and Recyclable Storage: Will be met by a minimum standards enclosure located along the West edge of the drive for cans with recyclable paper stored within the buildings. Both will be moved to curbside on pick up day. This has also been reviewed and approved by Lenny Hing of Pride Disposal. See attached document. See attached document. Chapter 18.780 Signage: Will comply with Chapter 18.780 and 18.620.050 (Tigard Triangle Standards). Chapter 18.790 Tree Removal: Will comply: See accompanying "Tree survey" report by arborist William L. Owens. Caliper inches to be mitigated is 101. Caliper inches to be provided is 105. Chapter 18.795 Visual Clearance Areas: Clear vision areas where the drive meets Beveland exceeds the requirements of this chapter. Chapter 18.800 Street and Utility Improvement Standards: All improvements will be to City of Tigard standards. Sanitary Sewer improvements will go from the site West along Beveland to connect with the existing 8" line near 72ND. The owner is in the process of creating a "Sewer Reimbursement District", with the neighbors along the route, to defer some of his costs. Storm drainage: The natural drainage pattern for the site is to the South-West, eventually making its way to an existing ditch which flows South to Storm lines in Hampton Street. The storm line in Beveland is uphill and too shallow to be used by the subject site. Per agreement with Brian Rager, we will create a positive ditch from the South edge of the subject property, South to an existing outlet for the neighboring development, at the existing ditch. Since the existing ditch is in need of maintenance, the City will improve the existing ditch from that point South to Hampton. Storm water can drain into the parking lot. Detention will occur in the lot with a controlled outlet at the West side of the lot. See attached detention pond summary. It will then pass through a 10" pipe to the new ditch at the South Property line. Because of the Cities request for re-dedication of the vacated 70TH ROW, the remaining site became too restricted for the construction of an on site water treatment facility. Julia Hajduk and Brian Rager from the City agreed that this presented a legitimate hardship claim, and will allow the owner to pay a fee in lieu of building an on site facility. No street improvements have been called for as a result of this development. There is an existing fire hydrant on the North side of Beveland Street across from the entry drive of the subject site. I contacted the Fire Marshall Eric McMullin, to discuss the fire department access. Since no part of any building is more than 150' from the street, he approved the plan. See attached document. 02%08/00 12:21 $'503 ; 8179 PRIDE DISPOSAL X7002/003 • FEB—OS-00 11 :29 AM CRAIG JOHNSON ARCHITECT 503796 913 P. 01 C,P,AIC JOHNSON 11 is ■ 11 i l! ■ R ■ • ■ 165221 SE GORDON STREET M I L W A I K I E , O R E G O N 9 7 2 6 7 7E1.603-652-2156 / FAX 503-786-0913 Fax Tee Lanny w/Pride Disposal From: Craig Johnson Pas: 625-6179 Page: 2 Phone: 625-6177 Dee: 218/00 Re: Site plan CC: - — For Review • Cemm4„es.Attached is a copy of the proposed site. The drive on the right is the only access at this time. When 70 is built, the drive will exit onto it as welt, The owner will leave the waste cans on the street for pick up. If this meets your approval, please writ a quick letter to that effect and send it to me. Thank you t/Py P r-4 1°44-I ; 1,01.G.10 S�t.- C,1 go.4 t% 011-I 11 t•'3 t 114)-4— A l P ire 's , UJ 0--6 s L.0 ILA �1 � Feb 12 00 10: 04a TVA&R SOUTH DIV. (SO3) G12-7003 p. 2 FEB-02-00 02 :33 PM CR. JOHNSON ARCHITECT 50375 313 P. 02 %mama �1�(� �r�LAND St. H —\\. /- ___. I i .. ,,.AS.00ATED . i 1 - -- ' .1 c 1 W ! a I� l Yl 4 , .11 Li t Xf, . 1 [ - .. :: ', in , t I u t Z PULL SIZE 9f°ACES 1 COMPACT SPACES i 1SroT P M(NNG r tn 30. 114.5' NORTH i SCHEME — 1i ..____M P-11 1' • 30'-Iat PSITE-I1 CRAIG JOUNSON ' • t B 2 -I I }i.A A C 11 I T C C T PACIFIC CHRISTIAN • •■ ■ ■ ■ a. • ■ ■ ■ ■ ■ ■ ■ F 1 1I COUNSELING CENTER r • u t • e a [ • • r • s • s 02/ 710e,t Feb 12 00 10: 04a T''^RJR SOUTH DIV. I=031612-7003 p, 1 FEB-02-00 02 :33 PM Ch C. JOHNSON ARCHITECT 5a 7$, 4913 P- q1 • CA/\1(.,/ JQI INSCON .�. C U 1 T G C T ■ • a ■ ■ as ■ • a ■ aaa 1 6 5 2 1 SE G O R D O N S T R E I T M I L W A i1 K I E , O R E G O N 9 1 1 4 7 TEI..503-652.2156 ( FAX 503.766-0913 Fax To: Eric McMullin fro= Craig Johnson Fax: 612-7003 Pages: 2 Phone: 612-7000 Date: 02102/00 R•; Site plan CC: For Review 0 Pleas•Comment 0 Plosao Reply 0 Please Recycle • Comments;Attached is the site plan for the proposed development of a site at 12560 s.w. 70TH , m Tigard for the Pacific Christian Counseling Center Please review this for Fire Department access Let me know whtat you think. P ) MgP 44 u 14:0 02 r\a ,exe • 02/08/00 12:21 /25 0 3 625 6179 PRIDE DISPOSAL fill ao3/003 FEM-08-00 1130 AM II a JOHNSON ARCHITECT .1 7860913 P- 02 -..- ..------Asia• sma _ HYDFIANT BEVELAND St. ou.NER TO 1.,EANae tt661TE COSITA ire RE, O .51' 'FOR ............„....-----.-------- 041--T- PICK lir" 7 \._ / _ ---.- . , /",/// / ... .... ,..' . . RELCCATED / ./ "Litwin • / ) • ,•, ./• ..-, ,,. /,.. ... 0• L:,..Z., I, 24'-go / , 1 10t..11 ' ,/ ,. .• / / / • .. / 2 g- , ,. 4= - I Nom-. . i 4'xi,' Vii rE k' a AREA ., ,• ,, ,• ,.. . • , • . w - • ./....-: 0. 1 r , 1 1 1 30. 11C.5' NORTH i WASTE PICK UP PLAN eT5 __ G-ii I. . 30'-ø' I CkAiG -10-LINSON11 G- 1 1 82 fz' —11 i 1 ^ 14.. .CUiT ECT PACIFIC CHRISTIAN I, 1, pia • ssmn • serts • , . . . , .. .. COUNSELING CENTER ' I , Lwalic , Z, • 16 •00111 • 7SIZ 7 1 mice/co 1 1 ril. 1•1, • 111 -1140 /C ■ a a• I Il1 -4111F PROJECT: PIERCE ---- PRELIMINARY 02/01/00 SUBJECT: DETENTION POND SUMMARY pierce PARKING LOT STORAGE - 688 CUBIC FEET @ TOP OF CURB --' w.s. 0.50' 50.00' PARKING LOT GRADE 1.0U o DETENTION OUTLET DEVICES ORIFICE ORIFICE WEIR 1 2 2'LONG DIAMETER(inches) 2.00 2.00 n/a POND DEPTH 0.00 2.40 2.80 DETENTION SUMMARY 24 HR PEAK PEAK PEAK PEAK POND OVERFLOW EVENT RAINFALL INFLOW OUTFLOW STORAGE DEPTH ELEVATION inches cfs cfs cubic fed fed fed elev. 2 YEAR 2.50 0.26 0.20 97 2.60 3.00 10 YEAR 3.45 0.40 0.23 323 2.70 3.00 25 YEAR 3.90 0.46 0.26 440 2.80 3.00 100 YEAR 4.50 0.55 0.37 529 2.90 3.00 COMPARISON OF PEAK FLOWS FROM THE UNDEVELOPED&DEVELOPED SITE PEAK OUTFLOW EVENT UNDEVELOPED DEVELOPED cfs cfs 2 YEAR 0.16 0.20 10 YEAR 0.28 0.23 25 YEAR 0.33 0.26 100 YEAR 0.41 0.37 S . • - 1 i __________ e Doer. � NEW D'DAN WIER LINE N DEVELAND-DINER TO EDTAELIDH'DEYIER IER•DERDMENT 11 I AGREETIENTI F FIANI).. DRAINAGE ALONG OEVLLNC__.__"( i {i7) SW.BEye_nrn Eder i S \----4.--- -- --- 1— - � ! ` -- _ . 1111111111 I II` fiL_ r` / r i 1 1 i 1 g 1, - lemma i n H ill fib c 0 I Y1 1;1 Ik^ ON) 1. ,-. i Iti 1 orrril I :.1.._.., 1„„.... ,, . II,,,, iii, . i_v_ , .,1: < :El _ . . , i i . .A.,g__.m . _•, . 1 •. .• ! d: ;. . 6. = 1 1::.:::.,:..::,1 151 4 , 1 ..,:..''.:':'...''.:.MI . :,::.:..::..:4 1 6-4 .:: ..i. ...:. . • i,iij �� s• , 0 I 1 g \ ! JUIFI" _ - , Ali e 1� - DIY •,,, i ., riiino .1 ■ 11 _ - ! as i o ��v�oa�oy �I � a �R 1 � 7r azs �� n ui WWI 0 pi :$ 1 i i iirir*i VT 7 . ' 15 i : I i' z 4 1 ill. .X221 • c Li ¢ C t 3 A 6 6 R S R: .,c,k� . a IR i I I PEIRCE OFFICE CENTER e RA�GUJ U El ONSO 12680 S.W 70tn ,E CENTER �.�e .. ••, • N 0 TIGARD, OREGON LETTER OF TRANSMITTAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Date Received TO: City Of Tigard RECEIVED � � ATTN: 1,Ak,IA.4i-APR 14 20(10 DEPT: Pic C OMMUNITY DEVELOPMENT 'c':^�{^".�< >IfKYr }p!"(4f+c r' , JfrS },,,> 5 / 27 i'X 3' .› Yh—q ,v....f £. iY 'Sf11.-;i, < :,x>�1 <`< r•4 _ri t x 7- , i.! 2� =M5 . < : 1 SL,�1 <'{�y 3 } Y 3xz.- < ;.f"'"/ ' :?= /,Y' ..:.,,,,,,,,>-„,.. m .u4, N � J�4YM1 4 i`: Y='4' J�.y ^},/ 5 Y,-'. <} '}< '2Y£ ``✓<l V ♦ C.1 1yyu6 1 ,�.xf .<,4♦y r� ,f, �:lp� :�l < f t1<7T. ,�{w» '' .�t 1 ei t.:4;3 �♦ i frV: .� .744.:4101P-, r.: .. �<�•.'`,ie:SaaYG�W.taa�AtliZnpc�i 1'1 Y '�, >�,▪,:• .L< } . �£:.y:�:: ££:ik<� ZT';a:::�•;:♦,•p.. f•p•' 4 i4:t•;7ti•''��:wd :�i'}y s��$•ghF'••.,'4'.`.,'f,>�. ' �` ` r. ' "� W l ri.}5,:i�y;:�::..�??1.�.}!;7 i':rf: .x, M• .{8 'Y 4 %; Fi+•� Comments • transmittalform • FS. ,u f k r First - . 7ican Title Insurance t..G..„pany of Oregon An assurnM Inzurss of TITLE INSURANCE COMPANY OF OREGON ^ . 1700 S.W. FOURTH AVENUE, PORTLAND, OR 972J1-5512 (503) 222-3651 • FAX (503) 790-7865 or (503) 790-7858 Preliminary Title Report January 1 1, 2000 ALTA Owners Stand. Coy. $ Premium $ ALTA Owners Ext. Coy. $ Premium $ ALTA Lenders Stand. Coy. $ - Premium $ ALTA Lenders Ext. Coy. $200,000.00 Premium $776.00 STR Order No. : 892565 Indorsement- 100, 116 & 8.1 Premium S 50.00 Escrow No.: 00050016 Other Cost $ Re : Peirce Govt. Serv. Charge Cost $ 50.00 AMENDED REPORT A consolidated statement of all charges and advances in con- nection with this order will be provided at closing. First American Title Insurance Company of Oregon 10260 SW Greenburg Road Suite 170 Portland, OR 97223 Attention: Loyce E. Sorrell Telephone No.: (503)244-8323 Fax No.: (503)244-8377 We are prepared to issue Title insurance Policy or Policies in the form and amount shown above, insuring titie to the following described land: Lots 17, 18, 19, 20, 21, 22 and Lot "B", Block 30, SAVE AND EXCEPT the East 9.5 feet of said Lots 17, 18 and 22, Block 30, WEST PORTLAND HEIGHTS, in the City of Tigard, County of Washington and State of Oregon. TOGETHER WITH that portion of vacated S.W. Gonzaga Street as vacated by Document recorded October 6, 1987 as Fee No. 87050900. ALSO TOGETHER WITH that portion of vacated S.W. 70th Avenue as vacated by Document recorded June 14, 1988 as Fee No. 88025357; and as of January 3, 2000 at 8:00 a.m., title vested in: STEPHEN W. PEIRCE and LYNN L. PEIRCE; Subject to the exceptions, exclusions and stipulations which are ordinarily part of such Policy form and the following: 1. City Liens, if any, of the City of Tigard. Note: An inquiry has been directed to the City Clerk and subsequent advice will follow concerning the actual status of such liens. 2. Statutory Powers and Assessments of Unified Sewerage Agency. 3. These premises are within the boundaries of the Tualatin Valley Water District and are subject to the levies and assessments thereof. 4. E asements for utilities over and across the premises formerly included within the boundaries of S.W. Gonzaga Street, now vacated, if any such exists. 5. Reservation of utilities in vacated street area and the right to maintain the same as set forth in Ordinance No. 88-11, a copy of which was Recorded : June 14, 1988 as'Fee No. 88-25357 This report is for the exclusive use of the parties herein shown and is preliminary to the issuance of a title insurance policy and shall become void unless a policy is issued, and the full premium paid. / Page 2 / Order No. 892565 6. Parties in possession, or claiming to be in possession, other than the vestees shown herein. 7,. Statutory liens for labor and/or materials, including liens for contributions due to the State of Oregon for employment compensation and for workmag's compensation, or any rights thereto, where no notice of such liens or rights appears of record. NOTE: The address of the property described herein is: 12560 SW 70th Avenue Tigard, OR 97223 NOTE: Taxes for the year 1999-2000 paid in full. Tax Amount : $1,602.49 Code No. : 023.81 Account No. : 2S 1 1 AA-09101 Key No. : 456875 NOTE: Taxes for the year 1999-2000 paid in full. Tax Amount : $119.45 Code No. : 023.81 Account No. : 2S1 1 AA-09600 Key No. : 1453876 FIRST AMERICAN TITLE INSURANCE COMPANY OF OREGON are 43--(73,-,zf5rt EDMUND SALVATI Title Officer (503) 790-7867 ES:jeh cc: Stephen and Lynn Pierce cc: School Employees Credit Union Attn: Lori • Recording Information: Filing Address: Washington County 155 North 1st Avenue Hillsboro, OR 97124-3087 Recording Fees: $5.00 per page $6.00 per document (Public Land Corner Preservation Fund) $11.00 per document (OLIS Assessment & Taxation Fee) $5.00 for each additional document title $20.00 non-standard fee THANK YOU FOR CHOOSING FIRST AMERICAN TITLE We look forward to assisting you in all of your title and escrow needs ./ - - - . ' % THIS MAP IS FURNISHtLI. .S A CONVENIENCE IN LOCATING PROPERTY'm•ID THE COMPANY I ASSUMES NO LIABILITY FOR ANY VARIATIONS AS MAY BE DISCLOSED BY ACTUAL SURVEY -� -\11{ k , / y, • Y ==.y .*17: First American Title Insurance Company _ _ p y of Oregon iN /.Ile An asssaneo bus∎N ss name of TITLE INSURANCE COMPANY OF OREGON ■ • 1700 S.W. FOURTH AVENUE, PORTLAND, OR 97201-5512 ' (503).222-3651 , 2S101AA %- N 13- 2TI -- — _ - 13 21---32 --- --- N 14 T 14 31 _ / _ 0 N 15 • _ 30 - - - 30 N 16 29 + - 29 /0 N 17 + 28 - 17 T —28 - I N 18 27 + 18 27 / t9T T T - T T T - I I 1 t I ' 1 4300 1 4500 AC. ./7 AC 0 - 19 20 21 22 23 24 25 26 19 201 21 22 23 24 25 26 / I / 19'1 . 1 1 i I I I , I I 1 1 I I 0 r VL *TED 0 99-95243 / T I 717 T T T ?;45 125 1 25 1 25 25 25 1 25 1 25 0 1 9100 II 8302 o' 8200 /45.4C ' .344C Mb .29 AC. zoo - I I 2 3 =*a 1 5 6 7 8 0l 2 3 4 ma 6 7 8 / I 11 / " 0 '�L 1 �1 _ 1 + 1 1 1 _ _ L L L 5∎1 1 1 - / N IT 36 - _ 36 1 (EASE. 35 - / N If 1 34 8300 H50-O-2,9e _ N 12 t 33 1 •/za 12 ./2 AC. If j N I N 13 32 - 2 8700 I 8600 ./2 AC. J .23 ACS.W. /j 99- 87683 N I _BEVELAND STREET / N_8800 1 30 / "" ./2AC--J - C1 EASE- 97-5545' 1 29 1(i�l f'-r iifr»; a 9101 9-50 9108 100.03 I 100.03 N -37 AC. + .45 AC. - ∎ 9800 I x9700 1 W n T T T -' 1 .4/AC. i .4/AC. I I Q N 1, z>W kl 1. r ;� 1 5-10:c1— 02 :1• 19 2021 222324 2526 o I i. Al /f 20' 30' 19'1 25'125' 125 I 125'1.25'125'125' 6p' � 1 • .v 1 0 9600 I , I I ` so' I /9 AC- VACATED 100.05 I I 100.05 87-50900 t — — — — — — — — — — — — SEE -MAP- 2S I LAD • _.!E OF OREGON County of Washington SS 1, Jerry ; ne-y ±r r of Assess- ment and :► n _n' z - io County Clerk for ith; rye ' pp$��r,/�'� eaj,:'�, �� °rtIfy that and the wre .% ceived county * fr, , ,:.`i'y ` of said • 8,.; ; Tr:IAIOW e �•`' rector of :�,;� tion, Ex- • P, • "lerk Doc : 2000002898 Rect: 247103 27. 00 01/14/2000 10• 19:51am • / I s/ AM X1 • c N. -. 9ti STATE OF OREGON } SS `AY �•_ County of Washington {,!� -4. I,Jerry And a of Ass .-- _ a io • my ment an• n, • � Clerk for •.a:, •• fy that the wit i l•�'r;�.,..• �� 4, eceived and re.. 6sYa'• ���:? '•' of said After recording return to: I �.� � �'/!�r Stephen W. Peirce county * 1 ;r P Th 12560 SW 70TH �i `�� �w'.:° Tigard, OR 97223 i) Al . �./�4``' 3 - o •iirector of • Until a change is requested all tax statements • -s�kl' • axation,Ex- 0 shall be sent to the following address: i • " lerk W Stephen W. Peirce Do 99099598 12560 SW 70TH • Ct: 238705 291.00 ' Tigard, OR 97223 08/25/1999 03:23: llpm (\ Escrow No. 99051353 1 Title No. 881630 This document is being re-recorded to correct the legal description, it was previously recorded on August 25, 1999 as Fee No. 99099598 STATUTORY WARRANTY DEED 0 Alfred F. Kindrick and Dianne M. Kindrick, Grantor, conveys and warrants to Stephen W. Peirce and Z Lynn L. Peirce, Grantee, the following described real property free of liens and encumbrances, except Oas specifically set forth herein: �^ S/ 0 LOTS 17, 18, 19, 20, 21, 22 AND LOT "B", BLOCK ", SAVE AND EXCEPT THE EAST 9.5 Q FEET OF SAID LOTS 17, 18 AND 22, BLOCK 30, WEST PORTLAND HEIGHTS, IN THE CITY li. OF TIGARD, COUNTY OF WASHINGTON AND STATE OF OREGON. TOGETHER WITH THAT PORTION OF VACATED S.W.GONZAGA STREET AS VACATED BY DOCUMENTS RECORDED OCTOBER 6, 1987 AS FEE NO. 87050900. ALSO TOGETHER WITH THAT PORTION OF VACATED S.W. 70TH AVENUE AS VACATED BY DOCUMENT RECORDED JUNE 14, 1988 AS FEE NO. 88025357. SUBJECT TO: TAXES FOR THE FISCAL YEAR 1999-00 A LIEN DUE BUT NOT YET PAYALBE. STATUTORY POWERS AND ASSESSMENT OF UNIFIED SEWERAGE AGENCY.THESE PREMISES ARE WITHIN THE BOUNDARIES OF THE TUALATIN VALLEY WATER DISTRICT AND ARE SUBJECT TO THE LEVIES AND ASSESSMENT Lai THEREOF. 0 This property is free of liens and encumbrances, EXCEPT: THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS 0 N. INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS, a BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE N Q ° TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY 1 t ' PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS I ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. eC)S 16. The true conside a on for this •.nveyance is $260.000.00 (Here comply with the requirements of ORS 4 .030) 6f--7.'N,C I .,w ■ >:j. ", Dated this day of �L a. , . i , 1'15 1 c r;S • iiii 1 41 'P at-e.AtVia-/1414CP-A1W r Alfred F. Kindrick Dianne M. Kindrick STATE OF OREGON tt County of WASHINGTON I s. ' _ ` -4 'a This instrument was acknowledge, - . - ti' is � day o • . UST, 1999 by ALFRED F. KINDRICK AND D ���% '' �.., OFFICIAL SEAL -� GLORIA MILLER Notary Public for Oregon -(l,. ' NOTARY PUBLIC-OREGON `"'/ COMMISSION No.310273 MY COMMISSION EXPIRES APR.16,2002 My commission expires: 04/16/2002 D‘ July 16, 1999 Re: Stephen & Lynn Peirce Dear Interested Party: We, Stephen & Lynn Peirce are planning to purchase the property located at 12560 SW 70th, Tigard, OR, commonly known as 25101AA Tax lots 9101 & 9600. We are considering proposing a move of our commercial office building to this location and converting the existing structure into commercial office space. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: A4 u Wednesday,4tzt 26, 1999 Pacific Christian Counseling Center 12525 SW 68th Avenue, Tigard, OR 97223 7:00P.M. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (503) 639-9523 if you have any questions. Sincerely, Stephen W. Peirce • Pacific Christian Counseling Center 12560 S.W. 70th Ave. •Tigard,Oregon 97223 503-639-9523•Fax:503-620-4673 PCCC April 14, 2000 Re: Neighborhood Meeting for Peirce project at 12560 SW 70th A neighborhood meeting was held to discuss the proposed office buildings at 12560 SW 70th on August 4, 1999. None of the people notified chose to attend the meeting. llr �Q itif Stephen W. Peirce, Ph.D. • AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE>SXGN POSTING,RETURN THIS APPIDAVITTO; City of Tigard • Planning Division • 18125 SW Hall 13oulevard Tigard, OR 97223 l, $ P P A VV r I-2 j f c� do affirm that I am (represent) the a initiating party ting interest in a p oposed b u I d ,' y (i' r j 'C F affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) ( 2 S O 5, 14/, 70 -I LI , and did on the Z / day of I 19 tip_ personally post notice indicating that the site may be proposed for a 4 , ' w IT? y < rn f- application, and the time, date and place of a neighborhood meeti g to discuss the proposal. The sign was posted at / � 6 0 S w, ? 0 f h (state location you posted notice on property) • Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the / day of , 19 7. NOTARY PUBLIC OF OREGON y.re MIssk. "L1 AL . . GERALD C.CACH NOTARY PUBLIC-OREGON 'N.r: COMMISSION NO.052639 MY COMMISSION EXPIRES MAR.28,2000 (Applicant, please complete information below for propei p acemen wipro�l-ose project NAME OF PROJECT OR PROPOSED NAME: 5 t e�A-et )it/, I:.7r C I TYPE OF PROPOSED DEVELOPMENT: �a - ,� ,� -r, �' Name of Applicant/Owner: 5 (1 p o e n W. /e- ir c e I Address or General Location of Subject Property: 2 5 , I d r 111/511MIIIIMEND LSubject Property Tax Map(s)and Lot#(s): S " • 0 , d h Vogin pan yVnasterstafl post.mst AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) I, 5 e h e W , Pe_ i Y e_ , being duly sworn, depose and say that on J Li ( 2 , 19 q Y I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) 23r-60 5, 1v, 7ofti 7t . a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at `1")( 9 r d with postage prepaid thereon. w, AAAAJ___ Signatur (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the / day of 19.. NOTE = = . • ``�....;7 NOTARY PUBUC-OREGON ` ' COMMISS{ON N0,052639 MY COMMISSION EXPIRES MAR,28,2000 (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: X ell tA/ i r e `F TYPE OF PROPOSED DEVELOPMENT: j/ • ✓ t • „ „ • • Name of Applicant/Owner: S 4 e /he/. i r L P Address or General Location of Subject Property: 2. - 1 / j CI 0 Q 2 LSubject Property Tax Map(s)and Lot#(s): 2 s /0 T 3 CI Ii 1 / 1 X / 04 S 3 L 01 5 0 0 h:Uogin\patty∎masters affmail.mst e AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, 7` fi e n W, Pe_ i Y t e_ . being duly sworn, depose and say that on S u 1 2-/ , 19 5Y,, I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at .r(3 r with postage prepaid thereon. Signatur (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the// day of , 192 NOT 6 My Cc ,i. . •jj2 SEAL !` NOTARY UB C OREGON �,i:` COMMISSION N0,052639 MY COMMISSION EXPIRES MAR.20,2000 (Applicant,please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: 54-/- e_ /X e{i W -19' i r e i TYPE OF PROPOSED DEVELOPMENT: I/ r V t 0 ,. • k I r i I 'Name of Applicant/Owner: 5 e /he W- re r' C. P Address or General Location of Subject Property: / 2� C 0 S. (�. 7 f7 f 4 I 1 9 (4 �, 0th g7Z23 Subject Property Tax Map(s)and Lot#(s): 2S- /0 / /i/�/ 1 IX I o S IL 01 `7 4 0 V h:uoginkpatty masters►affmail.mst July 16, 1999 Re: Stephen& Lynn Peirce Dear Interested Party: We, Stephen& Lynn Peirce are planning to purchase the property located at 12560 SW 70th, Tigard, OR, commonly known as 25101AA Tax lots 9101 & 9600. We are considering proposing a move of our commercial office building to this location and converting the existing structure into commercial office space. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: A cj Wednesday,338-, 1999 Pacific Christian Counseling Center 12525 SW 68th Avenue, Tigard, OR 97223 7:00P.M. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (503) 639-9523 if you have any questions. Sincerely, Stephen W. Peirce AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223 I, S c J e n A : Air c C, do affirm that I am (represent) the party initiating g interest in a p oposed b u Id I n y f/0J Cc F affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 12.5- 6 0 5. W 70 ( h , and did on the 2- /rvlr day of ,4 1 , 19 94? personally post notice indicating that the site may be proposed for a 4 u ;i(Irr, t m i t" application, and the time, date and place of a neighborhood y meetin2 g to discuss the proposal. The sign was posted at / 2 0 6 0 S , W. ?0 f h (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 2/ day of / , 19 7'. ..---- r NOTARY PUBLIC OF OREGON y ..R t;missiq "Lr1 ►L V' ,.7* GERALD C.CAC '``' NOTARY PUBLIC-OREGON ` COMMISSION NO.052639 M C oMMISSIC EXPIRES MAR.28,2000 (Applicant, please complete information below for proper p acemen ;xi pro-ppoose. project 54AME OF PROJECT OR PROPOSED NAME: 5 • , A-e , f.Q.7 r e �TYPE OF PROPOSED DEVELOPMENT: ila - .. II •(. F i Name of Applicant/Owner: 5 _j P I g 11 W. e i x L e Address or General Location of Subject Property: 12 5 60 5, W )0 1- h LSubject Property Tax Map(s)and Lot#(s): 2 S 1 T-.9 is? ti 0 L d D�ttalr mst h:lbginlpattyvna urn 74 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY June 7, 2000 Craig Johnson Architect Attn: Craig Johnson 16521 SE Gordon St. Milwaukie, OR 97267 Re: 2S1IAA-09600 Peirce Office Center The Unified Sewerage Agency (Agency) has received your Sensitive Areas Certification Form for the above referenced site. Agency staff has reviewed the Sensitive Areas Certification Form and concurs that the sensitive area found during the pre-screen has been piped. 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 503-681-3618. Sincerely, Randy Cunningham Development Services Supervisor E:\Dcvelopment Svcs\SP 00-71Concurrcnce Letters'i.2S11AA 9600.doc 155 North First Avenue. Suite 270, MS 10 Phone: 503/64S-5621 Hillsboro, Oregon 97124-3072 FAX:503/640.3525 Stud3 z-, ip a�f CRAIG JOII\SO\ A R C L I I T E C T ■ ■ ■ ■ z ■ ■ • ■ ■ ■ 1 6 5 2 1 S E G O R D O N S T R E E T M I L W A U K I E , O R E G O N 9 7 2 6 7 TEL.503-652-2156 / FAX 503-786-0913 Impact study PEIRCE OFFICE CENTER 12560 S.W. 70TH Ave. Tigard, Oregon April 12, 2000 Beveland is a local collector street that has recently been improved West to the edge of existing pavement at the 70th ROW. 70th is still unimproved to the North and South of the subject property, which currently contains the vacated right of way of a portion of 70th along its west boundary. The neighbor directly to the West has the remainder of the vacated ROW for 70th. Vehicle access for the site will be from Beveland, while pedestrian, bike and utilities will access it from the vacated portion of 70th. The owner will be occupying Building `A'. He plans on a maximum of 5 professionals (mostly itinerant) on staff for his conseling business. They will see up to 12 clients per day total, for one-hour sessions. They will be open Monday through Saturday, with a total expected client load of 85. They can expect about 15 to 20 vehicle trips a day. The owner plans to rent Building `B' to a small, non-retail business. The building can accommodate a staff of about 5 or 6 people, with only an occasional non-employee visit. He expects about 12 to 17 vehicle trips per day. The total cumulative effect of the finished development in vehicle trips a day into the neighborhood is 30 to 40. Because of its distance from the bus stops, and the transient nature of their clients, impact on public transit will be negligible. Based on past experience, the owner expects little or no bicycle traffic to and from the site. The nearest Tigard public park is Fanno Creel Park. It is located at such a distance from the site that no impact can be expected. There is an existing 8" water main in Beveland Street, which currently serves the existing residence. When it is converted to commercial use, consumption should go down. The Additional load of the second building will most likely still not bring it up to its past consumption rate as a residence. The existing sanitary system is septic with a drainfield. The owner is planning to install an 8" sewer line, down Beveland to tie into the existing one east of 72nd. He is organizing a Sewer Reimbursement District with the neighboring property owners to the West along Beveland Street. Storm drainage will occur in a ditch running South of the property to Hampton, which will be improved partially by Dr. Peirce and partially by the City. The City of Tigard planning department has requested that the owner re- dedicate that portion of the vacated right of way for 70th Ave., which he presently owns, back to the City. The owner will concur with this re-dedication on the condition that the city reimburses him for the current market value. The owner will not see any benefit to his site from the improvement of 70th Ave. He is prepared to help to finance the improvements along his frontage, should they ever build it. The impact of his development however is so minor that it could not be considered a motivating factor in the decision to build 70TH Avenue, and would not be proportional to the loss of his property for this purpose. CRAIG JOHNSON A 12. C LI I T [ C T 1 6 5 2 1 S E G O R D O N S T R E E T M I L W A tl K I E , O R E G O N 9 7 2 6 7 TEL.503-652-2156 / FAX 503-786-0913 Summary Development Proposal and Standards PEIRCE OFFICE CENTER 12560 S.W. 70TH Ave. Tigard, Oregon April 12, 2000 The subject property, at 12560 S.W. 70th, is owned by Dr. Steven Peirce. The property is approximately 25,131 sq. ft. site and abuts SW Beveland on its North property line. It contains the vacated right of way from the platted 70TH Ave on its West side. This site lies within the "Tigard Triangle". Zoning is C-G "General Commercial District". It is presently in a non-conforming use with an existing residence (building "A") built in 1966 and having a footprint of 1,895 sq. ft. The owner intends to relocate another similar house form a site nearby onto this property and convert both to commercial office use. He proposes to construct a vehicle access and drive off of Beveland Street, leading to a 15-space parking lot at the South end of the property. Concrete walks will connect the existing and new buildings. The owner has been asked, as a condition of design review approval, to deed the vacated portion of 70TH Ave., (vacated by City of Tigard Ordinance 88- 25357) measuring approximately 30'X180", back to the city, for their future use. The City has no plans to improve 70TH Ave. at this time. The owner will concur with this request on the condition that he is compensated for the current market value of the land. The resulting reduced site has an area of approximately 19,790 sq. ft. Chapter 18.520, Table 18.520.2 lists no minimum lot size for this zoning designation. Proposed yards are, 0' front yard along the 70TH ROW, side yard of 2'-8" front yard along Beveland and 0' along the line of the future ROW of 70TH Ave. with 54' opposite, and a back yard of 66'-10". Max. building height of 15' is well below the 45' allowed. Chapter 18.620 Tigard Triangle Design Standards: The new building "B" is sited in the North West corner of the property abutting Beveland and the unimproved Right of Way for 701-th Ave. It is located as close a possible to both existing and future ROW's, complying with the 0 to 10' required street setback. L-1 screening will occupy the remainder of the frontage. A 6' scored concrete walkway will join the street to both buildings. The ground floor frontage of Building "B" along Beveland will have 50% of its wall space above 3' from grade in windows. Per conversations with Julia Hajduk, this requirement will not be necessary along the future 70TH ROW, since there is no street in placed or in planning. The siding of both buildings will consist of brick wainscot with 8" cedar beveled siding above. Roof are to remain comp shingle, which is typical to this form of construction. No rooftop equipment is planned. Chapter 18. 745 Landscaping and screening: Will comply— see drawing DR4. Chapter 18.765 Parking: Table 18.765.2 calls for a minimum parking requirement, for vehicles, of 3.9 spaces, and a maximum of 4.9 spaces per 1,000 sq. ft. of floor area. Combined areas of both buildings are 3,349 sq.ft., resulting in a required minimum number of 13 spaces, and a maximum of 16 spaces, for vehicle parking. The owner proposes a total of 15 spaces (1 HC, 7 full size and 7 compact). Bicycle parking calls for 0.4/1,000, resulting in 1.34 spaces required. He will provide 2 spaces. Chapter 18.705 Site Access: Vehicle access is provided by a 24' wide two way drive leading to and from the parking lot. Pedestrian walkways will connect the buildings to each other and the street. Walkways will be 6' wide and constructed of concrete. Chapter 18.755 Mixed Solid Waste and Recyclable Storage: Will be met by a minimum standards enclosure located along the West edge of the drive for cans with recyclable paper stored within the buildings. Both will be moved to curbside on pick up day. This has also been reviewed and approved by Lenny Hing of Pride Disposal. See attached document. See attached document. Chapter 18.780 Signage: Will comply with Chapter 18.780 and 18.620.050 (Tigard Triangle Standards). Chapter 18.790 Tree Removal: Will comply: See accompanying "Tree survey" report by arborist William L. Owens. Caliper inches to be mitigated is 101. Caliper inches to be provided is 105. Chapter 18.795 Visual Clearance Areas: Clear vision areas where the drive meets Beveland exceeds the requirements of this chapter. Chapter 18.800 Street and Utility Improvement Standards: All improvements will be to City of Tigard standards. • • Sanitary Sewer improvements will go from the site West along Beveland to connect with the existing 8" line near 72ND. The owner is in the process of creating a "Sewer Reimbursement District", with the neighbors along the route, to defer some of his costs. Storm drainage: The natural drainage pattern for the site is to the South-West, eventually making its way to an existing ditch which flows South to Storm lines in Hampton Street. The storm line in Beveland is uphill and too shallow to be used by the subject site. Per agreement with Brian Rager, we will create a positive ditch from the South edge of the subject property, South to an existing outlet for the neighboring development, at the existing ditch. Since the existing ditch is in need of maintenance, the City will improve the existing ditch from that point South to Hampton. Storm water can drain into the parking lot. Detention will occur in the lot with a controlled outlet at the West side of the lot. See attached detention pond summary. It will then pass through a 10" pipe to the new ditch at the South Property line. Because of the Cities request for re-dedication of the vacated 70TH ROW, the remaining site became too restricted for the construction of an on site water treatment facility. Julia Hajduk and Brian Rager from the City agreed that this presented a legitimate hardship claim, and will allow the owner to pay a fee in lieu of building an on site facility. No street improvements have been called for as a result of this development. There is an existing fire hydrant on the North side of Beveland Street across from the entry drive of the subject site. I contacted the Fire Marshall Eric McMullin, to discuss the fire department access. Since no part of any building is more than 150' from the street, he approved the plan. See attached document. • 02/08/00 12:21 $503 , 6179 PRIDE DISPOSAL L 002/003 FAA—Q18-90 11 :2S AM CRAIG JOHNSON ARCHITECT 50$TSeil891 3 P- 01 C., A1C; JOHNSON ARCUITECT 16521 SE GORI7ON STREET M11- WAux1E , OREGON 9 7167 TU.603.652-2156 / FAX 503-785-4913 Fax Too Lanny w/pride Disposal From; Craig Johnson Fax: 625-6179 Pages; 2 Phone: 625-6177 Dates 218/00 5b: Site plan CC: For Review • Comments.Attacr'ed is a OOp of the proposed site. The drive on the right is the only access at this time. When 70 is built, the drive will exit onto it as well. The owner will leave the waste cans on the street for pick up. If this meets your approval, please writ a quick letter to that effect and send it to me. Thank you P WI in co 1--hG10 Cj 'i�.f.� 0 A-- To C.-u. •-� l r, t, p `1 • Ail i lab 12 00 10: 04a TVc&R SOUTH DIV. 1031612-7003 p, 2 r' FEB-02-00 02 :33 PM CR. .� JOHNSON ARCHITECT 50370 313 P. 02 %alma BEVELAND St. 4- 1 j .'HR1.111.611=4,1D ,.. 1. a • il 9' A 1 c ." .• i *, i [ , . . .. : y 11 �1 � 7 1 i[ � . i a U Z FULL SIZE 13'ACES 1 COMPACT 6PACE6 r— TOT LP� 15 RKIAIG 11 I i ! I 1 1 )I ' l i 3 J 110.*5' NORTH I SCHEME - 11 - 0141N P-i1 r • 30'-V PSI TE-It CRAIG JOUN.SON i • 82 9-1 i 1.AR. c 11 1 T C. c T PACIFIC CHRISTIAN P 111� � � ■ ■ ■ • a ■ ■ ■ ■ ■ � •, Vr i Y l I • • • • • O Y • i i • r COUNSELING CENTER „ i. . . . ..•. . • . . .•. . .... anic� om 'el^• 12 00 10: 04a Twr9.R SOUTH DIV. 1^13 1 612-7003 p. l � FEB-02-00 02 :33 PM CRS-..G JOHNSON ARCHITECT 5037E d913 P_ 01 ,2iti1C� J01 INSON A k C U 1 T [ C T ■ ■ ■ • s i K U M 11 • • • • 16521 SE GORDON STREET M 1 l W A 1 K I E , O R E G O N 9 7 2 6 7 TE1.503-652.2156 / FAX 503.786-0913 Fax Tee Eric McMullin Room: Craig Johnson Fax, 612-70(X; Pages: 2 Phone: 612-7000 Wes 02/02100 Re: Site plan CC: Per Review RI Please Comment m Please Reply Q Please Recycle • Comments:Attached is the site plan for the proposed development of a site at 12560 s.w. 70n", rct Tigard for the Pacific Christian Counseling Center Pease review this for Fire Department access Let me know what you thinK. r„ tc\V u - /1' ixe 02/08/00 12:21 f2503 825 6179 PRIDE DISPOSAL • Q 003/003 . FWM-08-OW 11 :30 QM iIG JOHNSON ARCHITECT t 7860913 p P. 02 .- . --Awa" ----- _ NYCRANT BEVELAND St oveR ',..to. ‘,...mAv= " WASTE CCNTA Nike, ON STREET Potle U.EEKLY Ma< UP ____ -// ./• / ,- •'' ./ / / / •• / ...' . ' • Ra.CCD / ' AT •//Ulan • ./. i / j. ..„ - r -• / ,-- 1 I / I . 1 _____ .y.k .1,-)tht 2 b . . ' ' i 1 a_ - mon• . . . 44.6 AREA ..• , W_.2 . ,. .• .. • / - ' •`` / ./ • 1111 •' ' / . . • • ...,..., (5, I .7/ 1 1 rl I 1 1 1 1 I 301 ... 110.5' NORTH I WASTE RICK UP PLAN ely G-11 1. C k—.6. I C -1-0 ia N S-0 N. ' i ---------------------1 7 1-- 'Fs-- ---r ......, st. c u 1 T PACIFIC CHRISTIAN li G- 11 iga • mismoReria • COUNSELING CENTER i 7i:.+7•A.u.■ 1 ;1'4 4'1: ! : is Si 1: .7-1>,; 1 I 021 /00 • PROJECT: PIERCE ---- PRELIMINARY 02/01/00 SUBJECT: DETENTION POND SUMMARY pierce PARKING LOT STORAGE-688 CUBIC FEET @ TOP OF CURB w.s. 0.50' 50.00' PARKING LOT GRADE 1.0(1 o DETENTION OUTLET DEVICES ORIFICE ORIFICE WEIR 1 2 2'LONG DIAMETER(inches) 2.00 2.00 n/a POND DEPTH 0.00 2.40 2.80 DETENTION SUMMARY 24 HR PEAK PEAK PEAK PEAK POND OVERFLOW EVENT 1 RAINFALL INFLOW OUTFLOW STORAGE DEPTH ELEVATION inches cfs cfs cubic fed feet feet elev. 2 YEAR 2.50 0.26 0.20 97 2.60 3.00 10 YEAR 3.45 0.40 0.23 323 2.70 3.00 25 YEAR 3.90 0.46 0.26 440 2.80 3.00 100 YEAR 4.50 0.55 0.37 529 2.90 3.00 COMPARISON OF PEAK FLOWS FROM THE UNDEVELOPED&DEVELOPED SITE PEAK OUTFLOW EVENT UNDEVELOPED DEVELOPED cfs cfs 2 YEAR 0.16 0.20 10 YEAR 0.28 0.23 25 YEAR 0.33 0.26 100 YEAR 0.41 0.37 ufr4 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY June 7, 2000 Craig Johnson Architect Attn: Craig Johnson 16521 SE Gordon St. Milwaukie, OR 97267 Re: 2S11AA-09600 Peirce Office Center The Unified Sewerage Agency (Agency) has received your Sensitive Areas Certification Form for the above referenced site. Agency staff has reviewed the Sensitive Areas Certification Form and concurs that the sensitive area found during the pre-screen has been piped. 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 503-681-3618, Sincerely, Randy Cunningham Development Services Supervisor EADcvelopment Svcs\SP 00-7:Concurrcnce Letters'2S 11AA 9600.doc 155 North First Avenue. Suite 270, MS 10 Phone. 5031646-6621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 Arbor3+/Tre Tpor* WILLIAM L. OWEN and ASSOCIATES Tree and Landscape Consulting Services P.O. Box 641, Portland,Oregon 97207 503/222-7007 •FAX : 503/656-3219 A £NE RICAN SOCI!TT Of CONSULTING aUEORISTS TREE SURVEY PEIRCE OFFICE CENTER 12560 S. V. 70th Avenue Tigard, OR 97223 Prepared for: Dr. Steve Peirce Peirce Office Center 12560 S.W. 70th Avenue Tigard, OR 97223 March 3, 2000 Prepared by: William L. Owen,B.S.. M.A., C.A. Certified Arborist#PN0110 American Society of Consulting Arborists Registered Member#114 Diplomate,American Board of Forensic Examiners FT,•-• INSPECTION,DIAGNOSIS AND EVALUATION OF TREES,SHRUBS AND RELATED PLANTINGS. k . CONSULTATION WITH RESPECT TO PLANTING,TRANSPLANTING,PRESERVATION,MAINTENANCE AND -; ARBOREAL PLANNING. COMPREHENSIVE LOSS OR DAMAGE REPORTS.DULY SANCTIONED APPRAISALS FOR LEGAL OR CONTRACTUAL PURPOSES. LEGALLY ACCEPTABLE TESTIMONY IN COURT CASES. WILLIAM L. OWEN wad ASSOCIATES Tree and Landscape Consulting Services P.O. Box 641, Portland,Oregon 97207 503/222-7007 •FAX : 503/656-3219 �L4� f COwSU:iiwG•R\OR3T1 March 3, 2000 Dr. Steve Peirce Peirce Office Center 12560 S.W. 70th Avenue Tigard, OR 97223 RE: Peirce Office Center Construction Tree Report Dear Dr. Peirce: Enclosed find the tree report on the subject project, as required by the City of Tigard. Please advise me if you need additional information to this report. Thank you. Very truly yours, William L. • en, B.S.,M.A., C.A. 7/../ American Society of Consulting Arborists Registered Member#114 Diplomate,American Board of Forensic Examiners enclosure 4--14 INSPECTION,DIAGNOSIS AND EVALUATION OF TREES,SHRUBS AND RELATED PLANTINGS. { .kat CONSULTATION WITH RESPECT TO PLANTING,TRANSPLANTING,PRESERVATION,MAINTENANCE AND ; y: ARBOREAL PLANNING. COMPREHENSIVE LOSS OR DAMAGE REPORTS.DULY SANCTIONED APPRAISALS '�. FOR LEGAL OR CONTRACTUAL PURPOSES. LEGALLY ACCEPTABLE TESTIMONY IN COURT CASES. l TABLE OF CONTENTS Problem and Task 1 Methodology of Analysis 1 Present Condition 1 Findings 1 - 5 Recommendations 5 - 7 Summary 8 Species Glossary 9 Mitigation Plan 10 Pruning Standards 11 Standard for Fertilizing C 1 - C 5 Plot Plan TREE SURVEY PEIRCE OFFICE CENTER 12560 S.W. 70th Avenue Tigard, OR 97223 1) Problem and Task: The purpose of the survey of the trees on the subject site is to examine trees on the site,to determine 1) the present condition, viability and prognosis for survival during construction, and 2)their suitability for preservation as landscape amenity trees. 2) Methodology of Analysis of Tree Population: A visual inspection was done looking for typically normal specimens and for abnormalities and indications of disease, (dead tissue, galls, conks etc.) to find visual symptoms of tree failure or hazard. In addition, in so far as possible visually at this point in the process, prognosis for survival considering the impact of construction is assessed. 3) Present Condition: a) See Tree Schedule ff. b) Insects: There are some indications of Pit Scale in certain Oaks. Some indication of Leaf Skeletonizer and aphid in certain Ash. Mites and Scale in Pine. Cooli Spruce Gall Adelgid in Spruce. All insect activity observed is treatable by certified professionals. c) Man-caused damage: Some history of compression of root zones and abrasive damage on certain trees. Triple-stem Oak in front of house has fill, sidewalk and construction impact. d) Nature caused damage: Some slight storm damage in certain trees, but minor. Some decay evident in certain stems but relatively minor. 4) Findings/Problems/Recommended Solutions: The information following in the tree schedule is provided to inform all concerned parties regarding the impact of the subject project on the trees marked to be preserved on the plot plan enclosed, as well as prognosis. Peirce OfficeCenter/WLO&Assoc#9927 1 (See plot plan enclosed with trees numbered per following schedule.) Size is measured at 4.50 feet above ground or its equivalent. Tree# Size Tree Species Condition Remarks 1 20" Oak Good Approximately 10% lean to the west. Crown slightly less full to the east. Reasonable scaffolding with one included bark crotch at 22', but appears fairly solid. A good tree which appears to be undisturbed by construction and can remain. Near existing gravel driveway. 2 5"-6" Spruce (composite Fair Cooli Spruce Gall Adelgid present. Split caliper) stem off common root. Very crowded between trees 1 and 3. Good screen. Can remain. 3 10" Spruce Fair/Good Crowded between trees #2 and #4, but larger and doing better. Also crowded behind and to the south of a small Holly which does not qualify as a tree. This tree is making a contribution but is growing up into tree #1, (the Oak). It needs to be cleaned of deadwood. Can remain. 4 9" Spruce Fair Quite similar to tree #3, crowded between tree #3 and #5, growing similarly and equally crowded behind Holly mentioned in tree #3. Can remain as screen but will need cleaning out. 5 13" Pine Fair Substantial lean to the west out of the bank. Needs balancing and perhaps cabling back for stability. Needs cleaning out. Provides screening to the west and is asset to property because of that. Will be undisturbed by construction and can remain. 6 12" Spruce Fair Quite similar to trees #3 and 4 in size, scope, and insect infestation. Needs cleaning out and shaping, but is stable and will tolerate the construction. Crowded between trees#5 and 7. Can remain. 7 13" Pine Good Badly in needs of cleaning out of deadwood. Slight lean to the east — northeast. Some indication of gall infection, but slight. Will be undisturbed by construction. Good screen on west Peirce OficeCenter/WLO&Assoc#9927 2 border. Will require containment and balance pruning. Can remain. 8 16" Pine Good Substantial angular growth to the north- northwest. Needs pruning and cabling back to tree #7. Another part of very important screen on the west border, comprised of trees #1 through 8. Can remain. Should be unscathed. 9 14" Oak Good Singular specimen with good balance, though slightly crowded to the northeast from tree #11. Near existing driveway on site, but preservable during construction. Can remain. 10 19" Oak Good A one-side specimen to the northwest of #11, forming a composite large crown with #11 on the northwest corner of site. Should be undisturbed by construction. Will require light pruning. Two wounds at lower northwest face at 2' and 3-4 'h'. Good callusing. Insect boring holes in the face of deadwood interior of the wound. During pruning work on this tree, borings should be taken to determine the amount of holding wood. Can be retained. 11 15", Oak(tri-stem) Good Triple-stem specimen of significant 15", aesthetic impact because of character in 11" stem configuration. Will require some pruning, but shows indication of good performance prognosis. Near existing driveway, but should be undisturbed in any serious way by construction. Can remain. 12 12" Fir Good Shown to removed by relocated building placement. 13 30" Oak Good A high crown, but handsome specimen with a slight lean to the east, away from the existing house. Needs some work in the crown to repair some storm breakage, but is a solid appearing specimen which should be retainable. Shown to be retained. 14 6-8" Alder Fair Shown removed for new driveway. 15 24" Oak Good Shown removed for new driveway. 16 8" Alder Fair Shown removed for new driveway. Peirce OfficeCenter/WLO&Assoc#9927 3 31 12" Alder Fair Shown removed for parking lot. 32 12" Fir Fair Shown removed by parking lot. 33 12" Oak Fair Shown removed by parking lot. 34 21" Oak Good Shown removed by parking lot. 35 10- Oak Good Shown removed for parking lot. 16" 36 10- Oak(common root) Fair This tree has been cut back severely, with 12" adventitious sprouts forming the new top. Substantial decay in the growth joints. Over time this growth can become hazardous, given the nature of the decay pockets and the appearance at this time. Not an emergency, but wisest long-term solution is removal and replacement. 37 9-12" Oak Good Double-stemmed tree from a common root, though separated at the ground by 2 — 3". Unlike tree #36, no topping has occurred in this tree, and no decay is visible in the crown. An interesting tree which will require some light professional pruning, but is a compliment to the building and can remain. 38 8" Oak Good Will be affected slightly by drainage ditch digging, but should sustain the root loss. 39 10" Oak Good Will be affected slightly by drainage ditch digging, but should sustain the root loss. 40 8" Oak Good Will be affected slightly by drainage ditch digging, but should sustain the root loss. 41 6" Alder Poor Remove for drainage ditch. 5) Recommendations: a) Before Construction: Removal of trees for buildings and parking lot area. 1) The tree clearing contractor should be required to submit and review with the developer and the Consulting Arborist plans for how the trees will be removed. Specifically, the plan should describe the equipment to be used, method of curing, directions of fall as necessary, routes for removal of wood debris, loading area for wood and debris, how trees to be retained will be protected from damage in the process (both above and below ground), and any other information necessary in a good clearing and removal plan in a sensitive, closely proximate, tree preservation area. This Peirce OfficeCenter/WLO&Assoc#9927 5 plan must be approved by the developer and the Consulting Arborist before the clearing begins and must be strictly followed. 2) As a prerequisite to #1 above, tree area protection fencing shall be installed at the drip line of each tree to be preserved. The fencing shall be orange plastic type, at least 4' high, wired firmly to steel posts, driven into the ground no farther apart than 8' O.C., stretched as tightly as possible to give a smooth appearance. The fencing installation must be inspected and final approval given by the Consulting Arborist before clearing, grading, or other such construction activity begins on the project. The fencing shall only be moved or removed on written permission of the Consulting Arborist. 3) In light of(1) above, it must be made clear to the clearing contractor that he will be held responsible for damages (as professionally appraised) to any tree or trees marked to be preserved, if such damage is due to contractor negligence by failing to operate in a safe and prudent manner in the clearing, grading and tree removal operation. 4) The Consulting Arborist must be notified at least 48 hours in advance of any work on the site, and will be on call during fence installation and site clearing work, and will also inspect without prior notice, to insure full compliance with 1, 2 and 3 above. b) During Construction: During construction of the parking lot and buildings, decisions may be made on- site by the Consulting Arborist regarding specific root impact/interface problems, working closely with the construction contractor. Long experience has demonstrated that this technique is the best way to maximize retention of trees. Often, only on-site, in specific reference to the building layout, exact location of buildings, parking lots, etc. can these decisions best be made. I have been retained by Peirce Office Center to supervise tree preservation activities on this construction site, beginning to end. By working closely in pre-construction meetings, meetings on-site with the contractor, and as necessary on-site during near-tree construction, critical work around trees to be retained can be done with the least impact on the trees. c) Post Construction Therapy: 1) Ongoing maintenance specifications required for all trees retained. All tree work to be done only by State Licensed/International Society of Arboriculture Certified Arborists, as directed by the Consulting Arborist. a) Pruning to be done to Standards of the American National Standards Institute for tree work (see enclosed ff.) 1) Dead wood, stub,hanger removal Peirce OfliceCenter/WLO&Assoc#9927 6 2) Crown shaping as needed for better appearance/balance. 3) Thinning for wind sail reduction, where necessary, tree by tree, as recommended by the Consulting Arborist. Note: thinning of any tree crown shall not exceed 10% unless specifically directed by Consulting Arborist. b) Fertilization to National Arborist Association Standards, DRF method(see enclosure). 1) Formula to be slow-release, liquid with trace elements, with Mycorrihiza supplements. 2) Specific ratio NPK and trace elements to be approved by Consulting Arborist in advance. 3) Specific timing of application to be set by Consulting Arborist, but must occur only between July 15 and August 15 of the first growth year following completion of construction work around trees unless specified otherwise by the Consulting Arborist. c) Irrigation for the trees need be by natural rainfall only, except as may be modified by Landscape Architect and Consulting Arborist in relation to the designed-in landscape trees and shrubs. (Plantings under native tree species should be chosen accordingly.) d) Insect and disease control (plant healthcare)treatments, if any, will be based on specific need only. The type, amount and timing of applications to be worked out by the Consulting Arborist in conjunction with the Certified Arborist Contractor chosen to do the work. 2) Monitoring Program: a) A critical element in tree preservation in construction trauma impacted trees is periodic, ongoing inspection of the trees by the Consulting Arborist who 1) did the initial examination, and 2) witnessed the construction impact on a specific,tree-by-tree basis. b) Tree monitoring inspection should be done twice annually, Spring and Fall (April-May and September-October) for the first three growth years following completion of construction, then (normally) once annually thereafter. c) Inspection findings for maintenance therapies should be specified in writing for necessary tree maintenance work. Peirce OfficeCenter/WLO&Assoc#9927 7 v 6) Summary: I believe the foregoing shows clearly what is necessary and possible to do on the site regarding tree preservation, both now and ongoing, how and when the necessary work should be done, by whom, and under whose direction. If the findings and instructions herein are noted, observed and carried out as recommended, the result can be a well done business park addition to the City of Tigard, with the retained natural tree population able to survive the construction and enhance the site for years to come. Wil iam L. •wen, B.S., M. .. C.A. Date American Society of Consulting Arborists Registered Member#114 Diplomate,American Board of Forensic Examiners Peirce OfficeCenter/WLO&Assoc#9927 8 PEIRCE OFFICE CENTER 12560 S.W. 70th Avenue Tigard, OR 97223 SPECIES GLOSSARY Oak Quercus garryana Spruce Picea sitchensis Fir Pseudotsuga menziesii Alder Alnus Rubra Ash Fraxinus americana Pine Pinus contorta Peirce OfficeCenter/WLO&Assoc#9927 9 Example Specifications Tree: 24 inch dbh Oak in back yard of residence. Maintenance Prune - Crown clean 2 inches or greater, crown thin branch in east side over 1 pool. Trees: Nine, 20 to 25 inch silver maples on street. Hazard Reduction Prune - Crown clean 3 inches or greater, Crown raise to 15 feet (Figures 1 & 2). � .. Tree: 30 inch White Pine in back yard, overlooking sea. Maintenance Prune - Crown Clean 2 inches or greater, Vista Prune south side to improve �l view of sea. Tree: 10 inch Redbud in front yard. Main- tenance Prune-Crown thin, 1/2 inch or greater. Fivurfl I rhrve,). Tree•before pruning. Tree: 19 inch red maple in back yard. Haz- Figure 2 (below). Tree after Hazard and Reduction Prune - Crown clean Reduction Prune - Crown clean 3 inches dead wood only 2 inches or greater, or greater, Crown raise to 15 feet Crown reduction prune away from antenna on house. The American National Standard for tree pruning is ANSI A300.Its development process was approved by the American Na- tional Standards In- stitute. This prun- ing standard should be followed where possible in all prun- N, ing situations to re- R N t main consistentwith g industry standards. i� '1 Z SmMard Practice Please note that the , R A300 standard has been drafted to ad- " t dress pruning speci-fications across all geographic areas. ' Knowledge of the growth habits of certain tree species within a given environment may alter how the recommendations of A300 are interpreted. • NATIONAL ARBORIST ASSOCIATION . Standard for Fertilizing Shade & Ornamental Trees (Revised 1987) INTRODUCTION This standard serves to provide a guide in drafting specifications for the application of fertilizer to shade and ornamental trees as well as a standard of practice. Trees in the forest or commercial nursery, either field or container grown, may have different environmental considerations and are not addressed in this standard. It is suggested that the entire text be read before specifications are developed.All of the following should be included:soil test, type of fertilizer, fertilizer analysis, rate of application,time of year, and method of application. The purpose of fertilizing landscape plants is to maintain satisfactory vigor, promote healthy growth, assist the plant in overcoming the adverse effects of diseases or insects,or to correct mineral element deficiencies.Plants require at least sixteen chemical elements for proper growth and development. Three of these elements — carbon, hydrogen and oxygen — are provided by air and water;the other essential elements are obtained by the roots from the soil.Nitrogen is used in large amounts by plants,is easily leached and often volatile.It may be necessary to apply nitrogen annually or biennially.Variations in methods and recommendations are expected in different regions. Therefore, it is recommended that soil be tested every two to three years.The test will report quantities of chemical elements:calcium, phosphorus,potassium and magnesium.The test will also provide a pH reading,which is a measure of the acidity or alkalinity of the soil.The actual soil pH influences nutrient absorption and plant growth through the effect of hydrogen ions on nutrient availability. Each essential nutrient is only available to plants within a specific pH range. The presence of a chemical element(nutrient)in the soil is no guarantee that it is in a soluble form available for plant absorption. The concentration of hydrogen and associated ions affects soil reaction and the formation of soluble and insoluble compounds. All nutrients must be in solution to be available for root absorption. Foliar analysis for determination of chemical element needs is recommended for trees showing specific nutrient deficiencies.It is possible to have a soil test indicate that adequate levels of all nutrients are present in a soil and still have nutrient deficiency symptoms appear on a plant. The nutrient may occur in a form that is unavailable to the plant. There may also be physical problems within the soil, such as compaction, poor drainage, or poor aeration that can affect nutrient absorption. SECTION A: TYPES OF FERTILIZER I. Organic Fertilizer — is that categorized as derived from a plant, animal or synthetic organic source. Nitrogen (N) occurs naturally in organic fertilizers (manures), and gradually becomes available for plant use as the material is reduced by microorganisms. Synthetic organic nitrogen fertilizers are created by coating urea with sulphur or resin-like materials which make the material slowly available for plant use. Organic fertilizers are characterized by a slow rate of nitrogen release, long residual, low burn and root injury potential, and low water solubility. The higher efficiency of slow release fertilizers means less nitrogen runoff to contribute to pollution of streams and subsurface water.The unit cost of slow release fertilizer absorbed by the plant is actually lower than that of readily available materials. I I. Inorganic(Chemical) Fertilizer—is that derived from chemical sources. These nutrients are readily available in the soil and are rapidly soluble, with a short residual period. Ill Soluble Fertilizer—is mixed with water and applied in liquid form.Soluble fertilizers may be applied to the foliage,to the soil via the deep root feeding method, or as a soil drench treatment. Soluble fertilizers are usually inorganic and readily available, but may be organic and slowly available. Materials with a limited solubility that dissolve slowly are often listed on fertilizer labels as water insoluble nitrogen —WIN (See EXAMPLE I. page C-5 for WIN calculations). SECTION B: FERTILIZER ANALYSIS I. New Plantings — use a high phosphorus fertilizer to assist in plant establishment, such as those with nitrogen, phosphorus and potash (N-P-K) ratios of 0-20-0, 0-46-0, 4-12-4, or 5-10-5. C-1 I L Established Plantings— use fertilizers with N-P-K ratios of 3-1-2 or 3-1-1 for best response.These formulations may be supplemented with trace elements as local conditions dictate. Nitrogen fertilizers such as 21-0-0, 38-0-0 or 45-0-0 can be applied it soil analysis ind cate', no ,other nutrients are required. Inorganic (water soluble) nitrogen fertilizers should be applied annually.Very little available nitrogen remains in the soil from year to year,since most of it is either used by plants when available or carried away by water. Synthetic or organic nitrogen (WiN) may be applied biennially due to its slow availability. Phosphorus and potassium are chemically bound to the soil and become slowly available through several growing seasons. They should he included In Fertilizer application in most cases, every 2-3 years in either spring or fall, whichever is more convenient. in light-textured or sandy loam soils,potassium must be applied annually.Soil tests every 2-3 years are a must when using nitrogen fertilizers. SECTION C: RATES OF APPLICATION importance of Proper Rates--the rates suggested in this Standard should only be used as a guideline for fertilizing trees Specific soils and foliar test recommendations from university or priva•s*ef.t:ne fats: oul t t e fi_?lnwed when available. Good judgement is necessary to determine whether frequency, rate, or methods should vary in given situations.Trees of the same species may respond differently to rates of fertilizer due to location in the landscape,soil conditions, rainfall, and other environmental factors. Actual fertilizer rates should be adjusted after considering on-site ineeecteses of foliage color.previous stem or twig growth, general health of the tree,or other environmental factors. I. Transplanting—fertilization at time of transplanting is recommended to assist in plant re-establishment and to supply phosphorus necessary for root growth because that element moves very slowly in soils,Apply 10 lbs.of phosphate- containinc tertiiizer,such as 0-20-20, 0-46-0, 4-12-4, or 5-10-5 per cubic yard of backfiil. A rate of 10 lbs. of super phosphate per cubic yard is approximately equal to 0.5 lb. fertilizer per bushel of oackfill, II. Established Plantings— a; Square toot method— For optimum plant growth,it is generally recommended to apply 3 lbs.of actual nitrogen per 1,000 sq. ft of area under the branch spread of the tree per year, or 6 lbs. every two years, if foliage color, annual growth or general vigor is not normal, increase annual application rate to 5-6 lbs. The surface area under the circular branch spread of a tree can be calculated as follows: Surface area is Radius x 3,14. The radius is the distance from the trunk to the edge of the branch spread.As art example,a tree with a total branch spread of 36 feet would have a radius of 18 feet. The area. according to the formula, would equal t8 - 18 Y 3.14, or 1,017 sq. ft. Considering the recommendation of 3 lbs. of actual nitrogen per 1.000 sq. ft., one would apply about 17 lbs. of 18-5-1 1 letetizer:3.0 e 0.18* 16 6lbs,Caution: If the area under the circular branch screed contains impervious surfaces: such as walks, drives, and foundations. then judgement should be exercised as to whether to use the square foci method for calculation. Reduced soil area does not diminish a tree's need for fertilizer, however, over-application of fertilizer can cause sod and tree root carnage.Alternative fertilizing methods may have to be utilized. b) Diameter Breast High (DBH) — Measure the trunk diameter at 4Y feet above grade. Generally for optimum growth,apply le lb.actual nitrogen per inch OSH to trees under 6 inches in diameter.The rate can be increased to 'h lb. N per inch DBH for most trees over 6 inches DBH.Fertilizing trees using the DBH formula results in similar quantities as the surface area method.Using the same 6 inch DEN tree as above and fsrtilizir•g with'.:lb.actual N per inch DBH would require 16.7 lbs.of 18-5-11. 6 inches(dia.) x 0.5 lb.nrch(ratei = 3.0 lb.(amount of N). 3.0 lb (amount of N) + 0.18 (%N in 18-5-11) = 16.7 lbs. of 18-5-11. Caution: With trees growing in restricted areas such as sidewalk strips, planters, etc the square foot method is preferable to the DBH method c) Liquid application-- Di'ute fertilizer solutions should be applied at the rate recommended by the manufacturer according to operating pressure and flow rate of the equipment to be used. Apply sufficient liquid mixture to supply the required rate of fertilizer as determined by the surface area of DBH method. It,is suggested that one apply 150 gallons to each 2,000 sq. ft. of surface area Inject approximately e2 gallon of fertilizer solution per injection at 277 ft. spacings C-2 �?:r,' 4f=., t? ink' t.t/Lb-4i �l.J. ��ifV4=c■ RR?li 1t-NRN�rl 5th-aS��-`=05+ 1. Square foot method:Apply 5 lbs. of N per 1,000 sq. ft. to trees on the lawn using 32-7-7 formulated fertilizer. Calculation: 5.0 (lbs. N) + .32 (% N) = 15.6 (lbs. 32-7-7 fertilizer) 15.6 lbs. fertilizer x 2 = 31 lbs. of fertilizer added to each 150 gal. of water. Each 150 gal. of water covers 2,000 sq. ft. if pump pressure is 150 Igs. and injection spacing is 21 ft. The pump can be calibrated by counting the seconds it takes to pump 1/2 gallon of solution into a bucket.Each operator should calibrate his pump, counting off the seconds, and use this same count and cadence while injecting the probe into the soil. 2. Diameter at Breast Height Method: Apply 1/2 lb. of N per caliper inch to trees on lawn using a 32-10-5 formulated fertilizer. Calculation: .5 (amount of N/inch cal.0+ .32 (%of N in 32-10-5) = 15.6 lb. of fertilizer. 15.6 lbs. of fertilizer x 2= 31 lbs. of fertilizer added to each 150 gal. of water and applied as per grid above in surface application problem. SECTION D: TIMING OF FERTILIZER APPLICATIONS All of the following guidelines are subject to regional and climatological differences.Autumn is an ideal time to fertilize,generally after the first hard freeze and until the moisture in the soil freezes and root activity ceases. In the southern areas of the country where the ground does not freeze,root growth in many cases will continue all winter long.Early spring,before budbreak is also an appropriate time.When leaves have fully expanded,fertilizing can continue until early July. However,treatments of readily available inorganic nitrogen between July and September could promote a late flush of growth which may not harden off before freezing temperatures in autumn, and injury could occur. Mid to late-summer fertilizer applications should be limited to correcting specific element deficiency problems. SECTION E: METHODS OF FERTILIZER APPLICATIONS I. Surface applications—Fertilizer is placed in a spreader calibrated to apply the proper amount of material per 1,000 sq. ft.Care should be taken to avoid excessive overlapping.The application can be made in either concentric circles or in linear strips starting 2 or 3 feet from the trunk out to 5 to 10 feet beyond the drip line of the tree. Only fertilizer sources that contain nitrogen alone should be surface applied. Fertilizer should be applied when grass blades are dry. After the fertilizer has been distributed, it should be washed off the grass blades immediately, using a lawn sprinkler or irrigation system. Fertilizer remaining on grass blades that become wet following a light rain or dew formation occasionally causes burning. To prevent the soil from becoming deficient in phosphorus or potassium following annual surface applications of nitrogen, it is desirable to add these nutrients as needed according to soil analysis. Without soil reports, the NAA suggests phosphorus at 3.6 lbs.of phosphoric acid (F205) per 1,000 sq. ft.and potassur-h at 3;Ps. of potash (K20) per 1,000 sq. ft. Phosphorus will not burn grass if used at recommended rates. Phosphorus should be applied with the drill hole or liquid injection method because it is so insoluble and does not move down to the roots if applied as a surface treatment. Caution: potassium and nitrogen may burn turfgrass when applied at recommended rates. Irrigation of lawn areas should follow surface applications of these fertilizers. II Drill Hole Method—The drill holes should be placed in concentric circles in the soil around the tree beginning 2-3 feet or more from the trunk and extending 5-10 feet or more beyond the drip line. Space holes 2 feet apart and drill them 8-15 inches deep, depending upon the tree species, root growth patterns. and type of soil in the root area. The recommended rate of fertilizer should be uniformly distributed among the holes. Depending on the diameter of the hole,it can be filled following fertilization with peat moss,calcine clay,perlite,small crushed stone,sand,or other soil amendment. If the area beneath the spread of the branches is restricted,reduce the application in proportion to the area or number of holes that cannot be made. Use a suitable measuring device and a funnel to apply the fertilizer in the holes. If desirable in sodded areas,the holes may be closed by pressing from different angles with the heel of the worker's shoe,or by cutting and lifting a plug of grass,filling the hole to within 4 inches of the top,adding soil and replacing the plug. Keep the fertilizer at least 4 inches below the top of the hole in turf areas to prevent burning of the grass by dehydration.Irrigation following fertilizer application will help prevent irry to turf;however,do not flood the area,as dissolved fertilizer may be carried to the surface and cause turf injury. C-3 When fertilizing trees that contain shrub or herbaceous plant beds within the root area of trees,care must be taken not to punch holes closer than 6 inches to the crown of small plants.Azaleas and other plants have been injured or killed by fertilizer in holes placed too close to the plants.- The opening of the soil that results from use of the drill hole method allows for penetration of both water and air. This increase in soil oxygen supply is often as valuable as the addition of fertilizer. Ill. Liquid Injection Method— Injections using a soil probe or lance should be 2' feet apart, and 8-12 inches deep for trees. Begin lance injection 2-3 feet from the tree trunk,and work out 5-10 feet beyond the drip line of the branches. Use a hydraulic sprayer at 100-200 lbs. pressure and a soil lance designed for liquid fertilizer with a manual shut off valve and three or four horizontal discharge holes at 90 degrees in its point.Inject half a gallon of fertilizer solution into each hole. The addition of water to dry soil as occurs during the liquid injection process is an excellent side-benefit. IV. Foliar Sprays—To correct minor element deficiencies,spraying liquid fertilizer on the foliage should be considered, especially for correcting iron deficiency using chelated iron. This method should not be regarded as an adequate means of providing all the necessary mineral el-• _nts required by major element-deficient plants in the amounts necessary for satisfactory growth. Micronutrient spray applications are most effective when made just before or during a period of active growth,usually from spring to early summer.Response,as indicated by greening of chlorotic foliage and normal growth coming from buds on affected shoots,is usually observed from 2 to 8 weeks after treatment, but response time varies. Factors in response time include the plant species,age of plant and its parts,time of year, severity of the deficiency and soil conditions under which plants are growing.One or two applications during the year will generally prevent or control deficiencies, but under some conditions, it may be necessary to make several treatments annually to maintain healthy growth. V. Trunk Injections and Implants — These methods are used for specific element deficiencies, particularly iron or manganese, as well as for trees growing where there is restricted soil surface area under the drip line. Injections or implants should be made as low as possible on the trunk.Normally,this is done with a clean,sharp drill of the appropriate size. Capsules should be implanted beneath the bark and completely into the xylem tissue. Early spring before growth starts is the best time for trunk implants and injections. Wound closure is most rapid from spring treatment. Trees under 4 inches in diameter should not be treated with injection or capsule implants. Do not inject or implant when soil moisture is low as severe foliar burning may occur. SECTION F: ADDITIONAL FERTILIZER GUIDELINES Proper and timely applications of fertilizer will produce beneficial results on most trees. Newly established trees will grow more rapidly following fertilization with a nutrient or combination of nutrients that previously were present in only limited amounts in the soil.The results are shown in increased leaf size,length of current season twig growth,and more rapid increase in height. Slow-growing tree species may also be stimulated to grow faster by fertilizing. Abnormal leaf color and small leaf size often indicate nutrient deficiencies in the soil.Various colors or patterns of color indicate :,:2ficiencies of specific essential nutrients.The leaves of many trees become darker green following fertilization, making them more conspicuous and attractive. Fertilizing can help maintain mature trees in a vigorous growing condition.A vigorously growing tree is more winter hardy and less susceptible to many diseases and insect pests than is a less vigorous tree. Canker-causing fungi occur more commonly in weakened trees.Also,many of the non-infectious tree diseases develop when soil nutrient,oxygen and moisture conditions are unfavorable.Healthy,vigorous trees tend to resist borers,while those growing under unfavorable moisture or nutrient conditions are more susceptible to attack by these insects. Established trees weakened by leaf diseases, insect defoliation, mechanical injury, soil compaction, drought, or other causes often show reduced twig and trunk growth or dying of branch ends. Fertilizing may stimulate additional growth so that the plant can compensa for the adverse conditions that caused decline. I. To Prevent Plant Injury—Avoid use of lawn fertilizer/herbicide combinations where the roots of desirable and sensitive vegetation could pick up herbicide.Herbicides for use around trees should be applied separately at the rates suggested on the label. II. Fertilizing Sensitive Plants — a) When fertilizing American Beech and broadleaf evergreens,reduce applications of inorganic fertilizers to one-half the label-recommended rates of fertilizer, or use slow-release materials instead. b) Be aware that over-fertilizing small trees such as flowering crabapples can result in excessive succulent growth. Succulent growth is more prone to fireblight symptoms on susceptible plants such as pear;:Jonathan apple and mountain ash. C-4 • • • Ill. Fertilize in Moist Soils — Fertilizer should always be applied to moist soils to enhance fertilizer uptake, reduce fertilizer injury to plants,and aid in soil injection or drill hole treatments. If soils are not moist,irrigation should precede fertilization to moisten the plant root zone area.The liquid injection method of fertilizing trees and shrubs will help moisten the soil in the root zone while applying desired nutrients. The benefits of water in dry soil will reduce nutrient as well as moisture stress. IV. Fertilizing Excessively Wet Soils—Avoid fertilizing trees growing in soil that is excessively wet. The roots in wet soil are often damaged from lack of oxygen caused by the accumulation of toxic gases. Adding fertilizer in any form may contribute to root injury. V. Read the Label—Read the entire label of any fertilizer product before application,and apply per label recommendations. EXAMPLE Slow release fertilizer is measured by the percentage of water insoluble nitrogen,(WIN).Use the following formula to determine the percentage of water insoluble nitrogen in a bag of fertilizer: of WIN x 100 = 0/0 of N that is slow release of total N Example for a fertilizer label that reads 32-7-7: Guaranteed Analysis Total Nitrogen (N)....32% Water Insoluble Nitrogen....12.5% Nitrate Nitrogen....2.0% Water Soluble Nitrogen..._17 50/0 Available Phosphoric Acid....7% Soluble Potash....7% 12.5%of WIN X 100 lbs. of fertilizer = 390/0 32%of total N 39%of the available N is slow release SELECTED REFERENCES KUHNS, LARRY J. 1985. Fertilizing Woody Ornamentals. Cooperative Extension Service, The Penn State University. NEELY, DAN. 1980. Tree Fertilizing Trials. Illinois Journal of Arboriculture: 6(10). NEELY, DAN and E. B. Himelick. 1971. Fertilizing and Watering Trees. Illinois Natural History Survey Circular #52. RATHJENS, RICHARD and Roger Funk. 1984.Guide to Turf, Trees and Ornamental Fertilization. Weeds,Trees&Turf Magazine SMITH, ELTON M. 1978. Fertilizing Trees and Shrubs in the Landscape. Journal of Arboriculture: 4(7). This Standard was revised in 1987 with the assistance of: Dr. Elton M. Smith, Ohio State University, Columbus, OH C-5 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD P11 E4PPLI CATION CONFEBENCEN OTES �("norn9a� o� �orr�t [Pre-Application MeetinU Notes are Valid for Six 16l Months] sr. 3,1(Bet ter Com°iur:ity NON-RESIDENTIAL PRE-APP.MTG.DATE: '�(3-1 q STAFF AT PRE-APP.: • APPLICANT: . Ve pe,"res AGENT: Phone:( l 631- 8523 Phone: ( 1 PROPERTY LOCATION: ADDRESS/GEN.LOCATION: / 5o S.w 7O-1-1) TAX MAP(SI/LOT#(S]: S f O/4 -, `/l t' 1 NECESSARY APPLICATIONESI: Develr,e,71 /&vgev/ PROPOSAL DESCRIPTION: i fl t,e, exly l/cs, /7c1.4, /�,H,,,�.c,at 1L 4doiAnn�/ ��,rn stdG l On COMPREHENSIVE PLAN MAP DESIGNATION: /hv`. ZONING MAP DESIGNATION: C.I.T.AREA: FACILITATOR: PHONE: (5031 ZOO G DISTRICT DIMENSIONAL REQUIREME MINIMUM LOT SIZE —C) sq. ft. verage lot width: 5o ft. Maximum building height: L/c ft. Setbacks: Front D ft. Side 0/-2-2' ft. Rear O//o ft. Corner ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: /5 %. (Refer to Code Section 18. 52o, C461-.(Y-4( 1 ``'‘e-'' r- "6"/I'‘I 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 1IA times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.810.0601 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 NON-N•sldsuUil Aapllatlao/Plioulag Btvlsloa Section • PECIAL SETBACK 11� REETS: 3� feet from the centerline of 7J�h • ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. Y 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: Y 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.BJ • 'KING AND ACCES 1944-f r\z D parking for this type of use: /t;h. -/' . /'oft-L ,:r 3.9 Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: r Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. • Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. (Refer to Code Section 18.765.0401 Handicapped Parking: Y 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: 3c7 Minimum pavement width: ag' • All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: • [Refer to Code Chapters 18.765 and 18.1051 CITY of TIGARD Pre-Application Conference Notes Page 2 of 9 NON{asldspUal*pplicatlon/Plauning BlNsloo Sectlos ALKWAY REQUIREME ►, ,T a AYS 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 18.705.0301 LO' i INC AR 'EQUIREM • - _e RCIAL OR INDUSTRIAL BUILDING IN EXCESS OF.12S2g) SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. (Refer to Code Section 18.765.0801 EAR I i ' ,I11,I e City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Referto Code Chapter 18.1951 (UiFERING AND SCREE 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. �e (Referto Code Chapter 18.1451 /7. Th_e_REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: 'NDSCAPIN EET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.745,18.765 and 18.1051 CITY OF TICARD Pre-Application Conference Notes Page 3 of 9 MONIestdaatla l&onlIcatloa/Plaaalag Division Section (SIGN SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Chapter 18.780) SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE !-R__FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES EXCESS 0r-25-PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to prelimina , identify sensitive lands hreast_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 18.84 also provides regulations for the use, pro -ction, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED JTHIN FLOODPLAINS. (Refer to Code Chapter 18.7151 STEEP SLOPES When STEEP SLOPES exist •nor to is aance of a final o •er, a geotechnical report must be submitted which addresses tr e approval standaia-s—of se Ti••rd Community Development Code Section 18.775.080.C. The r:port shall be based upon fief• exploration and investigation and shall include specific recommendati•ns for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUFFER ANDARDS,R&0 96-44 LAND DEVELOPMENT ADJAC:NT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wise enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHAL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the se sitive area, except where approval has been granted by the Agency or City to reduce the width of a •ortion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion o 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 b- 15 feet, except as allowed in Section 3.11.4. No more than 25 percent • •- -•. • •f the vegetated corridor within the development or project site can be less than 25 fret in width. In a , -. e he average width of the vegetated corridor shall be a minimum of 2 feet. Restrictions in he Ve•etate Corridor: NO structures, deve opment, 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 q ality protection provided by the vegetated corridor, except as allowed below: ➢ A GRAVEL ALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or b e path is paved, then the vegetated corridor must be widened by the width to the path. A paves or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boun>,ary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths sh.11 be constructed so as to minimize disturbance to existing vegetation; and ➢ WATER QUA ITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the .pproval of the Agency or City. Location of Veg: ated Corridor: IN ANY RES e NTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for sepa . ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R&0 96-44/USA Regulations-Chapter 3,Design for SWM) CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 MOM-i.sldentlaI ApplIcaUaa/%aaalaq OhAslao SecUoa WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY D . 'ICT implements the palicies of the Tigard Comprehensive Plan and is intended to resolv: conflicts between development and conservation • of significant wetlands, streams and riparia corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter :flows reasonable economic use of property while establishing clear and objective standards t.- protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; mi .mize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE RE• IREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisi• s of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "signific. t" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a ish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the •re on Department of Forestry and have an average .- .. .•• :. than 1000 cubic feet per secon• (cfs). Y Major strea in Tigard include FA •0 CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND 01 HER TRIBUTARY CREEKS : k D BALL CREEK. Minor Streams: Streams which are NOT ISH-BEARING STREAMS" according to •regon Department of Forestry maps . Minor streams in ..ard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certai short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HOR ONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is t same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). Y The standard TUALATIN RIVER IPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. The MAJOR STREAMS RIPARIAN TBACK IS 50 FEET, unless modified in accordance with this chapter. Y ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no '•. - - - :. .•• owever, a 25-foot "wa er quality buffer" is required under Unified Sewerage Agency (USA) stan.. . :...ted an. administered by the City of Tigard. [Refer to Code Section 18.797.0301 Riparian Setha;K Reductions The DI' CTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MA OR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures .r impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection •.r identified major stream resources is ensured through streambank restoration and/or enhanceme t of riparian vegetation in preserved portions of the riparian setback area. Eligibility for R .arian Setback in Disturbed Areas. TO BE ELIGIB E FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian co ridor was substantially disturbed at the time this regulation was adopted. This determination ust be based on the Vegetation Study required by Section 18.85.050.C. that demonstrates aj of the following: Y Native"plant species currently cover less than 80% of the on-site riparian corridor area; The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; Y That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-0esldeatlel*ppllcatloa/Plannlau Ofvlsloa Sactloa That there will be no infringement into the 100-year floodplain; and • The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.797.1001 EE REMOVAL PLAN RE I UIREME, A TREE PAN • 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 18.150.070.D. according to the following standards: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18.790.030.C] ITIGATIOTh PLACEMENT OF A TREE shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. • If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. • The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.E1 CITY OF TIGARO Pre-Application Conference Notes Page 6 of 9 NONIesldeaUal Appllcatloa/Maaala9 Olvlsloa Sectloa RRATIV e APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to • consider an application incomplete and delay review of the proposal. (Refer to Code Chapter 18.32) ODE CHAPTERS 18.330 t---'18.390 t/8.520 18.715 f 18.765 18.795 18.350 18.420 18.530 18.730 _ 18.775 18.797 1/18.360 18.430 X18.620 1./- 18.745 18.780 . -18.800 18.370 18.510 [/18.705 18.755 ✓18.790 ACT STUD a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050) N HBORHOOD MEETI - • _ ANT 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: 503-648-8884) UILDING PERM ■ 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). CITY OF TIGARO Pre-Application Conference Notes Page 7 of 9 NON-BesldenUai DanllcatIon/Plaaalno Division Section 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. [Refer to Code Chapter 18.1551 ADDITIONAL CONCERNS OR COMMENTS: .gac/, 4(9A A 472.6/z)- c/- T)'9' S �dcici ' 74 w,// h//.�j /1« j774 ©ou,,,:k C140 nc(3-01/A ,y��� irk, A o� ll9/�� � j4ns�S<<,p� (fe 1� /� 7y) �vvl c✓< 6devlgf,o&s S10—,AH .-- 4.47/ 4,4114 •`10 :;q r7 c ) <11-1,0/ .,�.:;`fih *A- g. /0 it ✓,� G�., y d t k 1 e a f'x►1}-%�:S 1` �t) h1evtJ C", JO-it/ 04/, a„ t /— (os•� r1� wITL Of/( 4'1 1`0✓ /h..,.. 611,_ �? ) i o 'J" F.d_ t.r/, r o P /I )1 rx )'.te,ts1_,r '-' w I l f Qi) P r r r%r c f i vt., woh1C s4 f r f la G(t At• , ,, e e,/L t<= !+_ (3) reftelar . ii/j Lela 7€-(4.. /4.0/ (G) Oct<st.4I1 •••-fi< rd r cJ1 6/ 15/ a1+.# ,(74t!I C wn _ PROCEDURE 0 ) ( ock -7-1 01-, r tp#-i�. Pv' Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. . APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. 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 of[w . A basic flow chart which illustrates the review process is/available from the Planning Division upon request. CITY OF TIGARD Pre-fApplication Conference Notes Page 6 of 9 NONiesId1Ut11 IALIPI161(lau/PI1UPIn9 PtMIttou5ect10U 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: ter, f7 )dam CITY OFTIGARU PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: (5031 639-4171 FAX: (5031684-7291 E-MAIL (staffs first nanx)@ci.tigard.or.us i:\curpin\mastersVevisethpreapp-c.mst (Engineering section:preapp.eng)\ Updated: Jun.7,99 CITY OF TIGARO Pre-Application Conference Notes Page 9 of 9 NONaasldaatlal Application/Plaaatng Olvlsloa Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST 'lease read this form careful) in con-unction with he notes •rovided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: ,\j (L rt rs Date: -7-/3- ci 9 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 fefet of the ubject property. Mailing envelopes shall be legal-size,addressed with 1"x 4"labels ( C, /1 Documentary evidence of neighborhood meeting(if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan):: Vicinity Map preliminary Grading/Erosion Control Plan Ill/Existing Conditions Map �'reliminary Utilities Plan ❑ Subdivision Preliminary Plat Map �' Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan @- ee Preservation/Mitigation Plan I - Site Development Plan Architectural Drawings Landscape Plan ❑ Sign Drawings IRK 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 /g COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 9 of 5 • 4. • SPECIAL STUDIES AND REPORTS 8ecause.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 Imo_ 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' = 10/20/50/100/20(Y) and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit d include all of the information requested because you feel it is not applicable_,please indicats and provide a brief explanation . F!' n�ty Ma �+ZXcs4i i'e et awce� Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ g onditions Ma. Parcel boun•anes, •imensions 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 z 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 stye. ❑ Names,addresses and telephone numbers of the owner,developer,e •ineer surveyor and designer(a •prcat4ej ❑ Scale,north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of a.,oining parcels of unsubdivided land ❑ Contour lines related to a City-established benchmark at 2'interva . for 0-10%grades and 5'intervals for grades greater than 10% ❑ The purpose,location,type and size of all of the following (within •,nd adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines(50,000 volts or gr•ater) ❑ • Watercourses ❑ • Deed reservations for parks,open spaces, pathways and of r land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater easured at 4 feet above ground level ❑ • The location of all structures and the present uses of the st ctures,and a statement of which structures are to remain after platting • ❑ Supplemental information including: • Proposed deed restrictions (if . ❑ • A proposed plan for provisio, of subdivision •rovemen : ❑ Existing natural features includi g rock outcroppings, -tla ds and marsh areas The proposed lot configuration., lot sizes and dimensions and lot numbers. Where lots are to be used for purposes other than residenti. , it shall be indicated upon such lots ❑ If any of the foregoing informa ion cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot the Adjustment Plan The owner of the subject par.-I ❑ The owner's authorized agen ❑ The map scale,north arrow . d date ❑ Proposed property lines Q Description of parcel locatio and boundaries ❑ Contour lines(2'intervals fo slopes 0-10%or 5'for slopes>10%) ❑ Location,width and names •f streets,easements and other public ways within and adjacent to the parcel ❑ Location of all permanent •uildings on and within 25'of all property lines ❑ Location and width of all ater courses ❑ Location of any trees • 6"or greater caliper at 4'above ground level ❑ All slopes greater •.n 25% ❑ Location of - • ng and proposed utilities and utility easements ❑ Any appl ..ble deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The'proposed site and surrounding properties ❑ Contour line intervals ❑ The locations,dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site _ ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations,dimensions and setback distances of the following: • Existing permanent structures, improvements,utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures,improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ andscape P Location of trees to be removed ❑ Location,size and species of existing plant materials ❑ General location,size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces,decks, shelters, play areas,and common open spaces ❑ u 5 tc Improvemen s S reets Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips _ ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 g/Erosion C6"ntrol The locations and extent to which grading will take place ❑ Existing and proposed contour lines • ❑ Slope ratios ❑ tilities Pla r 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 ❑ Peliminary Storm-Drainage Pik The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable,location and estimated size and dimensions of proposed water quality/detention facility ❑ ree Preservation itigation Pia 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 ❑ Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ fLi� .Co nccG�JAi 77-4)-5 E7 Sign Drawings Specify proposed location,size and height ❑ is cu rpinlmasterskevisedlchklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q CRY et Shaping Better Community PUBLIC FACILITIES t{, c 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: Co- ''a-- Ocdc,.;"n to feet from centerline. to feet from centerline. (v)/ AkA 1■ A to 11%,:' feet from centerline. ( ) to feet from centerline. Street improvements: street improvements will be necessary along to include: ❑ feet of pavement El concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ® s(lfc es Ime D ca-geNrc UD> W�hV-1 W►w g- 11,1 SvJ g S"tR:'tr COT IF MIND P e-lool CattN■CsWsra=O Notes Page 1 of° bNwW esoutme Suess . ( ) strE. mprovements will be necessary al( to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) — street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) ( 4 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 2 016 Engineering Department Section are on the opposit. ie 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 existing overhead utility lines which run adjacent to this site along SW 1� �c+k'• . Prior to Fib tn1 T(4a , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. f V �.L� [t.x E a�,�..1 /�P�ti 5 �' Fi��-roc.E. F2.or\ W�h'-+-I ✓tom Sanitary Sewers: The nearest anitary sewer line to t is property is a(n) 8 inch line which is located to c■iJ . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to f ray —c„ _ Water Supply: The ,I 'v3/3.0X-- ATP-“--( - Phone:(503) 2` -.;'SS I provides public water service in the area of this trite. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: mill, (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. r ��C 1),G-C-(.3 llc tai Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section • newly created impervious faces. The resolution contains a ision 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: (..rK Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. A� 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 bo 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. Budding Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS I SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ��' l �' ? r 3/4“ ENGINEERING DEPARTMENTS AFF Phone: [503]639-4171 Fax: 15031684-1297 h:\patty\ma sters\prea pp.eng (Master section:preapp-r.mst) 04-March-1999 CITY OF TIGARD Pre-Application Conference Notes _ M Page 6 of 6 Engineering Department Section ye. 4 ' I 19'•6L .__. A-®s RELCCATID BULDNGI \ I 1 1- CCLLLLtr i 16,5'15 55F, • 98 Ac. 23,290 5F. • 58 Ac. — 4, 7 (ara`S/ 47 T 1105' J 140.5' 0 SCHEME - 1 }' r 3�'-�' PSITE CRAIG JOUNSON PORTLAND CHRISTIAN .o, R c u I• T •L.• i•■ • COUNSELING CENT • . P - 1 ' r ■ ■ ■ ■ ■ ■ OFFICE MOVE 0C 82pS-I/24/99 Y n i . �..0 .. ° � � aa • _tea ^ ". ." rtjr aC F II., :, ff. • '�. .r ., #ice Pt.... :"t 11 P$ 4 '"' 11 rrl >01 ' 1 '* Y� t" ''mica; ° '7 ' t; f • • & � III I. � ;.. ..... .. ,... . : . t,,., t. , ...N .- --.: - i ....„...,. .a L .:. I RECEIVED JUL 0 61999 COMMUNITY DEVELOPMENT July 6, 1999 To Whom It May Concern: The purpose of this letter is request a pre-application conference with the City of Tigard to discuss the moving of a commercial office building to another location. Name, address and telephone number of applicant: Stephen W. Peirce, Ph.D. 12525 S. W. 68th Ave. Tigard, OR 97223 503-639-9523 I plan to move an office building from 12525 S. W.68th Ave. to 12560 S. W. 70th. It is approximately a two block move. The building at 68th Ave. is already commercial property and the location at 12560 S. W. 70th is designated as multiple use. Currently the building there is being used as a residence. My long term plan will be to convert the building at S. W. 70th into commercial space as well, but that can wait if it would delay this permit process. Since the building that I am moving is already commercial property, I am assuming that I will not need to do anything more to it, unless I choose to. Is this a correct assumption? " Can I consider this a minor modification since the main change I will initially make is to construct paved parking spaces?' ian I keep the existing building at 12560 S. W. 70th as a residence for now if I choose to? f I convert that building to commercial property what more will I need to do other than plan for parking, which is already included in this plan? If I need to move the building from 68th prior to the time I have completed the permit N° 410-1 process, can I "park" it on my new property on 70th and wait to do foundation work, etc. d a65!' , s4 IM until the project is approved?' P✓K.� The property's lot description is 2S101AA Tax lots 9101 and 9600. The current owners of this property are Alfred F and Dianne M. Kindrick. The property is relatively level. Thank you for your time and attention to this matter. Sincerely, )kt-'91-41-"- D-4 PQAA, / 1 Stephen W. Peirce, Ph.D. I • . - - -.,--:.-,-: --::.=--,,-.:; --:-r.=-1- ..::-‘:-::-;:-4.?::-..z .:::7.1*-', .7.:.:--- .'-::.1-'- -,:.'''..:- --- • .... e ,-....- • P ' ' ' -v6z7 7 ;, -,; ; --,Dattr-,, -- 19 - 0 • "."... '.' ..'- . -;:,,,•21:,r-n'::::: ::: . • - i 1 illi .'F .21.5rEfl., ..., ,oragoise., ...v rorn„., - - ,,.„ ,-.- - • CI g ddr.ss = -I Dollars ;G2014.- — r •=11/1v-• -"AV -P-7-iti4f-- ' r. e r l . CNI a ACCOUNT HOOi PAID . . r? om■ T .— 0 CI ''' AMT.O .-:: 11/11111[1:311151111 _ ACCOUNT ai tr 0 ;•,.'...:AAAT. PAID EN twAirinwirom BALANCE -.- DUE ; . . , . •. - . . . . _.. . .... . . • .. •.. . . .:• - . •-- . . . . .. • " • . . . • ' • . . . ........._. ____......' as - -7:-. --- c-- --c- • . - . . . . „ . . . . , . .. ••••• . . . -.:- . . . . . . . .. • • • . • . - QCT-20-99 04 :03 PM CRAIG JOHNSON ARCHITECT 5037860913 P. 01 C::: RAIC J JOUNSON pre-If n A R C U I T E C T • • • • ■ al ■ ■ ■ ■ ■ ■ 1 6 5 2 1 S l ( O R O O N S T R E E T M I L W A U K I E , O R E G O N 9 1 2 6 7 TEL 503- 652- 7156 / f AX 503 Id() 0913 Fax To: Julia Hajduk From: Craig Johnson Fax: 684-7297 Pages: 2 Phone: 639-4171 Date: 1020/99 Re: New Site Scheme CC: For Review 0 Please Comment 0 Please Reply ❑ Please Recycle • Comments. The heavy dashed lines indicate ROW vacancy lines. As you can see, just to get the minimum 12 parking spaces,there isn't much wiggle room. Call me so we can discuss our options Thank you • O.CT-20-99 04 :04 PM CRAIG JOHNSON ARCHITECT 5037860913 P. 02 BEVELAND ST. .„- MIN 11111111111111111111111111 . - , , , (, 6. FUL8ZE N,,.L%`•+-- , t : g /! r / / f / P ;/;� ,f //..., - ill§I .. ,./, ;-e � f., .. ...„ / .,.. / ____ i .,..///„.„///2/../././,/,/,/,, /, . • ///, ,....., _ _ .::./.747,47 r /7 / • ,. ./ ., • POSSIBLE 9UALE LOCATION 1 SCHEME - 6 P-6 F I■ = 3m1-0' PB1TE-6 CRAIG JOHNSON PACIFIC CHRISTIAN asps-b A R C U 1 T L C T 6 • . 0 ■ ■ ■ ■ COUNSELING CENTER ".`• .. ■ ° ° w • 11- 7. ^ U • 1 •, e w • • • w • s ■ • l. OFFICE MOVE Im/I8/99 OCT-20-99 04 :04 PM CRAIG JOHNSON ARCHITECT 5037860913 P. 03 BEVELAND ST. ICITn .,.__,..__ � ....,.. ,•'.......... ___,7,74...\,=7_‘-'' ,,, ,..L 4 _ I ' *• FV L I i �.� I � I I I I t- 4 1 ! __ I ! I , f f1 ! ; /r/ •:'� BaBLY NEED •' h �, TO ARRANGE FOR I- .';//'// V1/ / N.G. PARKING NEAR .a , ._�_..T--- THE I-IC. ACCESS Ir. � r �, �\ DOOR I t L l �• / \,\` I I • / iF, .... \ \'\ U • ' \' ' \ *\ i 1 `.\ \ \\\\,, \N \ \ \ ' I I �`- - - 1 . - - - -. _..... ♦ I I I 1 POGSISLE SWALE i I LOCATION 0 SCHEME - 7 I. = 30'-m' P5ITE-1 CRAIG J O 11 N S O N PACIFIC CHRISTIAN 13,2PS-i •1 i ■ i■ i i ■i i t COUNSELING CENTEf P '7 • w n o • • OFFICE MOVE I w u ■ r e. •• w c • o • • o a • s 10/19/99 T I I / s • ■ I • f - • • ■ - f l • • ADDITIONAL DOCUMENTS • 8/17/01 Conditions /' ociated with Case #: SDR2 '-00010 9:05.'57 AM' Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 LIGHTING PLAN 0 Not Met JH 9/14/00 ST 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 0001 BICYCLE RACK 0 Not Met JH 9/14/00 ST 2. Submit a revised plan that shows a bicycle rack,accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 0001 BICYCLE RACK DETAILS 0 Not Met JH 9/14/00 ST 3. Submit details of the bicycle rack to be used. 0001 WHEEL STOPS 0 Not Met JH 9/14/00 ST 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met,exclusive of the overhang. 0001 PARKING SPACE DIMENSIONS 0 Not Met JH 9/14/00 ST 5. If wheel stops are proposed,submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 X 18.5 feet for standard spaces and 7.5 X 16.5 feet for compact spaces. 0001 WEATHER PROTECTION 0 Not Met JH 9/14/00 ST 6. Submit a plan that shows weather protection will be provided at the building entrances. 0001 BOND FOR ON-SITE MITIGATION 0 Not Met JH 9/14/00 ST 7. Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 0001 TREE PROTECTION MEASURES 0 Not Met JH 9/14/00 ST 8. Prior to issuance of site permits or tree removal permits,tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 0001 OFF-SITE TREES 0 Met JH 8/16/01 MAS 9. Prior to issuance of site permits,the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 0001 WINDOW AREA 0 Not Met JH 9/14/00 ST 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 9/14/00 ST 11. A public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0018 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 9/14/00 ST 12. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation, limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Met BR 6/27/01 CMC 13. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$30. 0001 ADDITIONAL RIGHT-OF-WAY 0 Not Met BR 8/14/01 BDR 14. Before approval of building or development permits for the subject property,the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property(i.e.,the northern thirty feet of the former right of way of SW 70th Avenue). [NOTE: This is a typo. It should read that they are to restrict the westerly 30 feet of the property]. 0001 PUBLIC IMPROVEMENT PLANS 0 Not Met BR 9/14/00 ST 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street,from the present terminus near SW 72nd Avenue,to SW 70th Avenue,then south along the frontage of the site as shown on the preliminary plan. Page 1 of 2 �R�IG JOHNSON A R C L I I T L C T ■ ■ ■ ■ ■ ■ i• • • • • • • 1 6 5 2 1 S E G O R D O N S T R E E T M I L W A U K I E , O R E G O N 9 7 2 6 7 TEL.503-652-2156 / FAX 503-786-0913 Sherman Casper City of Tigard, Oregon 13125 S.W. Hall Blvd. Tigard, Oregon 97223 August 15, 2001 Re: "The Peirce Office Center" plans review Dear Sherman, This letter is In reference to the "Conditions Associated with Case#: SDR2000- 00010 status printout. I delivered materials to you yesterday, which addressed most of the architectural items on the list. I will address item No. 9 at this time. Item 9 states: "Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch." In response: The existing trees in that area are documented on sheet 2 of 3 of the Civil Off-Site improvements submittal. In preparing this drawing, the engineer surveyed the location and size of all trees in the vicinity of the new ditch. Trees noted on the drawing range in size from 6" diameter on up. The Arborist (bill Owens) and myself planned and staked out a route for the ditch, which would not disturb any of the trees noted on the survey. All existing trees shown will be retained. No substantial trees will be removed or damaged in the construction of this ditch. Please review this with Julia Hajduk in planning and let me know if this requirement has been satisfied. Sincerely, C ig Johnson Architect 08/17/2001 Conditions A Iciated with Case #: SDR2C 00010 11:45:49 AM,. Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 LIGHTING PLAN 0 Met JH 08/17/2001 SS 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 0001 BICYCLE RACK 0 Not Met JH 09/14/2000 ST 2. Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 0001 BICYCLE RACK DETAILS 0 Not Met JH 09/14/2000 ST 3. Submit details of the bicycle rack to be used. 0001 WHEEL STOPS 0 Not Met JH 09/14/2000 ST 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met,exclusive of the overhang. 0001 PARKING SPACE DIMENSIONS 0 Not Met JH 09/14/2000 ST 5. If wheel stops are proposed,submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 X 18.5 feet for standard spaces and 7.5 X 16.5 feet for compact spaces. 0001 WEATHER PROTECTION 0 Not Met JH 09/14/2000 ST 6. Submit a plan that shows weather protection will be provided at the building entrances. 0001 BOND FOR ON-SITE MITIGATION 0 Not Met JH 09/14/2000 ST 7. Prior to issuance of site permits or tree removal,submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 0001 TREE PROTECTION MEASURES 0 Not Met JH 09/14/2000 ST 8. Prior to issuance of site permits or tree removal permits,tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 0001 OFF-SITE TREES 0 Met JH 08/16/2001 MAS 9. Prior to issuance of site permits,the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 0001 WINDOW AREA 0 Not Met JH 09/14/2000 ST 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 09/14/2000 ST 11. A public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0018 COMP AGRMNT/S ASSURANCE INFO REQD 0 Not Met BR 09/14/2000 ST 12. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation, limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Met BR 06/27/2001 CMC 13. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$30. 0001 ADDITIONAL RIGHT-OF-WAY 0 Not Met BR 08/14/2001 BDR 14. Before approval of building or development permits for the subject property,the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property(i.e.,the northern thirty feet of the former right of way of SW 70th Avenue). [NOTE: This is a typo. It should read that they are to restrict the westerly 30 feet of the property]. 0001 PUBLIC IMPROVEMENT PLANS 0 Not Met BR 09/14/2000 ST 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street,from the present terminus near SW 72nd Avenue,to SW 70th Avenue,then south along the frontage of the site as shown on the preliminary plan. 0001 SEWER REIMBURSEMENT DISTRICT 0 Not Met BR 09/14/2000 ST 16. If the applicant intends to form a sewer Reimbursement District,or a Neighborhood Sewer Extension Project,they shall do so prior to issuance of the site permit. 0001 PROPOSED DRAINAGE DITCH 0 Not Met BR 09/14/2000 ST 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area(as shown on the preliminary plan). Page 1 of 2 07/o) LyzAtt •1 , � P#14,e,L 8/2012001 Conditions A )ciated with Case #: SDR2( .00010 3:08:46 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 LIGHTING PLAN 0 Met JH 8/17/2001 SS 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 0001 BICYCLE RACK 0 Met JH 8/20/2001 MAS 2. Submit a revised plan that shows a bicycle rack,accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 0001 BICYCLE RACK DETAILS 0 Met JH 8/20/2001 MAS 3. Submit details of the bicycle rack to be used. 0001 WHEEL STOPS 0 Not Met JH 9/14/2000 ST 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met,exclusive of the overhang. 0001 PARKING SPACE DIMENSIONS 0 Not Met JH 9/14/2000 ST 5. If wheel stops are proposed,submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 X 18.5 feet for standard spaces and 7.5 X 16.5 feet for compact spaces. 0001 WEATHER PROTECTION 0 Not Met JH 9/14/2000 ST 6. Submit a plan that shows weather protection will be provided at the building entrances. 0001 BOND FOR ON-SITE MITIGATION 0 Not Met JH 9/14/2000 ST 7. Prior to issuance of site permits or tree removal,submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 0001 TREE PROTECTION MEASURES 0 Not Met JH 9/14/2000 ST 8. Prior to issuance of site permits or tree removal permits,tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 0001 OFF-SITE TREES 0 Met JH 8/16/2001 MAS 9. Prior to issuance of site permits,the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 0001 WINDOW AREA 0 Not Met JH 9/14/2000 ST 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 9/14/2000 ST 11. A public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0018 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 9/14/2000 ST 12. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation, limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Met BR 6/27/2001 CMC 13. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$30. 0001 ADDITIONAL RIGHT-OF-WAY 0 Not Met BR 8/14/2001 BDR 14. Before approval of building or development permits for the subject property,the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property(i.e.,the northern thirty feet of the former right of way of SW 70th Avenue). [NOTE: This is a typo. It should read that they are to restrict the westerly 30 feet of the property]. 0001 PUBLIC IMPROVEMENT PLANS 0 Not Met BR 9/14/2000 ST 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street,from the present terminus near SW 72nd Avenue,to SW 70th Avenue,then south along the frontage of the site as shown on the preliminary plan. Page 1 of 2 , SM For complementary Site . ^„'nishings and Playground 'f�a 2 Ai., 4 Equipment products see°°`,;, , other Sweet's Catalog �Y presentations located at 02870/COL and 02882'COL. Original CycLoops Original CycLoops Specifications ri..ii Model Length Width Height Maximum Bikes l[mil rmfui 2170-3 1'3" 3" 3'0" Three 2170-5 3'3" 3" 3'0" Five 2170-7 5'3" 3" 3'0" Seven 2170 9 7'3" 3" 3'0" Nine 2170-3 2170-5 2170-7 2170-9 2170-11 3 9'3" 3" 3'0" Eleven 2170-1 11'3" 3" 3'0" Thirteen ,. , /1 ' '' Supplied as standard for embedment(permanent)mounting. -P Suffix for pedestal (fixed surface)mounting option. -C Suffix for powder-coated version. ■ U U U - U - -G Suffix for galvanized version. 2170-11 2170-13 -S Suffix for stainless steel version. Super CycLoops Super CycLoops Specifications a u u Moael Length Width Height Maximum Bikes 2175-8 6'5" 1'0" 3'3" Eight 2175-10 8'5" 1'0" 3'3" Ten -E Suffix for embedment(permanent)mounting option. -P Suffix for pedestal(fixed surface)mounting option. _ _ _-- -C Suffix for powder-coated version. 2175-8 2175-10 -G Suffix for galvanized version. -S Suffix for stainless steel version. Bollar CyC ops Bollard CycLoops Specifications riL -0 Model Length Width Height Maximum Bikes -E Suffix for embedment(permanent)mounting option. 2171 9" 5" 3'0" One -P Suffix for pedestal(fixed surface)mounting option. 2172 12" 5" 3'0" Two -R Suffix for removable mounting option. 2173 11" 10" 3'0" Three -C Suffix for powder-coated version. -G Suffix for galvanized version. 2171 2172 2173 -S Suffix for stainless steel version. Wall CycLoops Wall CycLoops Specifications Typical CycLoops Mounting Details Model 7 1'Length Width Height One Bikes I j 2174 1'2" 2" 4" One l 1 -C Suffix for powder-coated version. , -G Suffix for galvanized version. llp� ' III 2174 -S Suffix for stainless steel version. ,, CycLocker Embedment Pedestal (anchor bolts by others) -- _ , B e e rig 2176-2 Multiple Unit Side Elevation Cutaway Plan-view CycLocker Specifications Model Length w/Doors Open Width Height Maximum Bikes 2176-2 7'4" 12'7" 3'3" 3'10" Two -C Suffix for powder-coated version(standard). 2176-4 7'4" 12'7" 6'6" 3'10" Four -S Suffix for stainless steel version. 2176-6 7'4" 12'7" 9'9" 3'10" Six Four bolt-down,leveling feet are supplied with each locker. 2176-8 7'4" 12'7" 13'0" 3' 10" Eight Factory installed dual-latch lock on each door is included. 2176-10 7'4" 12'7" 16'3" 3'10" Ten Interior manual safety lock release. 2176-12 7'4" 12'7" 19'6" 3'10" Twelve For representative or product information, call toll-free 1-800-547-1940; request extension 948 Visit us on th& Internet at ww,'"'',° ¢rform.com Our a-marl dress 5-7.' hq@tirlberform.co /iN '~'y' ® '� asc d Makers of TimberForm & PipeLine Playground --- - -� - - Equipment and Outdoor Fitness Systems, TimberForm Site Furniture and CycLoops & CycLocker Bicycle Management Products. 111P,YL Si 9nativie p44; r ,'"5 1 Original CycLoops Original CycLoops Specifications rui Model Length Width Height Maximum Bikes 2170-3 1'3" 3" 3'0" Three 2170-5 3'3" 3" 3'0" Five 2170-7 5'3" 3" 3'0" Seven 2170-9 7'3" 3" 3'0" Nine 2170-3 2170-5 2170-7 2170-9 2170-11 9'3" 3" 3'0" Eleven 2170-13 11'3" 3" 3'0" Thirteen Supplied as standard for embedment(permanent)mounting -P Suffix for pedestal(fixed surface)mounting option. -C Suffix for powder-coated version. _ U U -G Suffix for galvanized version. 2170-11 2170-13 - -S Suffix for stainless steel version. Super CycLoops C7=7/ `/r, ° n n a Super CycLoops Specifications u u n 1 Model Length Width Height Maximum Bikes 2175-8 6'5" 1'0" 3'3" Eight 2175-10 8'5" 1'0" 3'3" Ten -E Suffix for embedment(permanent)mounting option. huh .. 111111111 -P Suffix for pedestal(fixed surface)mounting option. -C Suffix for powder-coated version. • 2175_8 2175_10 -G Suffix for galvanized version. -S Suffix for stainless steel version. Bollar Cyc ops Bollard CycLoops Specifications (tsli. =.0 Model Length Width Height Maximum Bikes -E Suffix for embedment(permanent)mounting option. 2171 9" 5" 3'0" One -P Suffix for pedestal(fixed surface)mounting option. 2172 12" 5" 3'0" Two -R Suffix for removable mounting option. 2173 11" 10" 3'0" Three -C Suffix for powder-coated version. -G Suffix for galvanized version. 2171 2172 2173 -S Suffix for stainless steel version. Wall CycLoops Wall CycLoops Specifications Typical CycLoops Mounting Details Model Length Width Height Maximum Bikes I 2174 12" 2" 4" One o -C Suffix for powder-coated version. 'lu l- -G Suffix for galvanized version. "lil _ -- NI 2174 -S Suffix for stainless steel version. '.4 CycLocker Embedment .Pedestal (anchor bolts by others) e a e y 7 y'a` 'S'•___J 2176-2 Multiple Unit Side Elevation Cutaway Plan-view zaa, CycLocker Specifications Model Length w/Doors Open Width Height Maximum Bikes 2176-2 7'4" 12'7" 3'3" 3'10" Two -C Suffix for powder-coated version(standard). 2176-4 7'4" 12'7" 6'6" 3'10" Four -S Suffix for stainless steel version. 2176-6 7'4" 12'7" 9'9" 3'10" Six Four bolt-down,leveling feet are supplied with each locker. 2176-8 7'4" 12'7" 13'0" 3'10" Eight Factory installed dual-latch lock on each door is included. 2176-10 7'4" 12'7" 16'3" 3'10" Ten Interior manual safety lock release. 2176-12 7'4" 12'7" 19'6" 3'10" Twelve For representative or product information, call toll-free 1-800-547-1940; request extension 948 1 Visit us on the internet at www. imberfcrm.com Our e-mail address is bq©timba form.com Makers of TimberForm'' & Pipeline' Playground \ /IN Equipment and Outdoor Fitness Systems, TimberForm Site Furniture and CycLoops & CycLocker Bicycle Management Products. 8/20/2001 Conditions Associated with Case #: SDR2O00-00010 3:22:24,PM ' Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 LIGHTING PLAN 0 Met JH 8/17/2001 SS 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 0001 BICYCLE RACK 0 Met JH 8/20/2001 MAS 2. Submit a revised plan that shows a bicycle rack,accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 0001 BICYCLE RACK DETAILS 0 Met JH 8/20/2001 MAS 3. Submit details of the bicycle rack to be used. 0001 WHEEL STOPS 0 Not Met JH 9/14/2000 ST 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met,exclusive of the overhang. 0001 PARKING SPACE DIMENSIONS 0 Not Met JH 9/14/2000 ST 5. If wheel stops are proposed,submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 X 18.5 feet for standard spaces and 7.5 X 16.5 feet for compact spaces. 0001 WEATHER PROTECTION 0 Met JH 8/20/2001 MAS 6. Submit a plan that shows weather protection will be provided at the building entrances. 0001 BOND FOR ON-SITE MITIGATION 0 Not Met JH 9/14/2000 ST 7. Prior to issuance of site permits or tree removal,submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 0001 TREE PROTECTION MEASURES 0 Not Met JH 9/14/2000 ST 8. Prior to issuance of site permits or tree removal permits,tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 0001 OFF-SITE TREES 0 IMP JH 8/16/2001 MAS 9. Prior to issuance of site permits,the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 0001 WINDOW AREA 0 Not Met JH 9/14/2000 ST 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 9/14/2000 ST 11. A public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0018 COMP AGRMNT/$ASSURANCE INFO READ 0 Not Met BR 9/14/2000 ST 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation, limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Met BR 6/27/2001 CMC 13. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$30. 0001 ADDITIONAL RIGHT-OF-WAY 0 Not Met BR 8/14/2001 BDR 14. Before approval of building or development permits for the subject property,the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property(i.e.,the northern thirty feet of the former right of way of SW 70th Avenue). [NOTE: This is a typo. It should read that they are to restrict the westerly 30 feet of the property]. 0001 PUBLIC IMPROVEMENT PLANS 0 Not Met BR 9/14/2000 ST 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street,from the present terminus near SW 72nd Avenue,to SW 70th Avenue,then south along the frontage of the site as shown on the preliminary plan. Page 1 of 2 CITY OF TIGARD s2: 1618 PM 6.poo,;„'ilk, 13125 SW Hall Blvd. 2J.- Tigard, OR 97223 (503) 639-4171 Conditions Associated with Case #: SDR2000-00010 CONDITION STATUS STATUS ORDER# CONDITION TITLE/WORDING STATUS* DATE BY 1.00 LIGHTING PLAN M JH 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 2.00 BICYCLE RACK M JH 2. Submit a revised plan that shows a bicycle rack,accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 3.00 BICYCLE RACK DETAILS M JH 3. Submit details of the bicycle rack to be used. 4.00 WHEEL STOPS N JH 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 5.00 PARKING SPACE DIMENSIONS N JH 5. If wheel stops are proposed,submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 X 18.5 feet for standard spaces and 7.5 X 16.5 feet for compact spaces. 6.00 WEATHER PROTECTION M JH 6. Submit a plan that shows weather protection will be provided at the building entrances. 7.00 BOND FOR ON-SITE MITIGATION N JH 7. Prior to issuance of site permits or tree removal,submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8.00 TREE PROTECTION MEASURES N JH 8. Prior to issuance of site permits or tree removal permits,tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 9.00 OFF-SITE TREES M JH 9. Prior to issuance of site permits,the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10.00 WINDOW AREA N JH 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. 11.00 PUBLIC IMPROVEMENT PERMIT N BR 11. A public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 12.00 COMP AGRMNT/$ASSURANCE INFO REQD N BR 12. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person.Failure to provide accurate information to the Engineering Department will delay processing of project documents. PingCaseCond.rpt Page: 1 of 2 or - cam �a� Ott �aM W'cs U190 6)-/c\11\2\1 woy, 1oz‘Lo r -, 8/24/2001 CITY OF TIGARD 11:29:25AM - ioroi Y 13125 SW Hall Blvd. Tigard, OR 97223 (503) 639-4171 Conditions Associated with Case #: SDR2000-00010 CONDITION STATUS STATUS ORDER# CONDITION TITLE/WORDING STATUS* DATE 111 1.00 LIGHTING PLAN M JH 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 2.00 BICYCLE RACK M JH 2. Submit a revised plan that shows a bicycle rack,accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 3.00 BICYCLE RACK DETAILS M JH 3. Submit details of the bicycle rack to be used. 4.00 WHEEL STOPS M JH 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. 5.00 PARKING SPACE DIMENSIONS M JH 5. If wheel stops are proposed,submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 X 18.5 feet for standard spaces and 7.5 X 16.5 feet for compact spaces. 6.00 WEATHER PROTECTION M JH 6. Submit a plan that shows weather protection will be provided at the building entrances. 7.00 BOND FOR ON-SITE MITIGATION N JH 7. Prior to issuance of site permits or tree removal,submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8.00 TREE PROTECTION MEASURES N JH 8. Prior to issuance of site permits or tree removal permits,tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 9.00 OFF-SITE TREES M JH 9. Prior to issuance of site permits,the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10.00 WINDOW AREA M JH 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. 11.00 PUBLIC IMPROVEMENT PERMIT N BR 11. A public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 12.00 COMP AGRMNT/$ASSURANCE INFO REQD N BR 12. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the fmancial 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. PingCaseCond.rpt Page: 1 of 2 8`14/2&t.A Conditions Associated with Case #: SDR2000-00010 10:41:26 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 LIGHTING PLAN 0 Met JH 8/17/2001 SS 1. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public right-of-way and adjacent residential properties. 0001 BICYCLE RACK 0 Met JH 8/20/2001 MAS 2. Submit a revised plan that shows a bicycle rack,accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 0001 BICYCLE RACK DETAILS 0 Met JH 8/20/2001 MAS 3. Submit details of the bicycle rack to be used. 0001 WHEEL STOPS 0 Met JH 8/24/2001 MAS 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met,exclusive of the overhang. 0001 PARKING SPACE DIMENSIONS 0 Met JH 8/24/2001 MAS 5. If wheel stops are proposed,submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 X 18.5 feet for standard spaces and 7.5 X 16.5 feet for compact spaces. 0001 WEATHER PROTECTION 0 Met JH 8/20/2001 MAS 6. Submit a plan that shows weather protection will be provided at the building entrances. 0001 BOND FOR ON-SITE MITIGATION 0 Not Met JH 9/14/2000 ST 7. Prior to issuance of site permits or tree removal,submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 0001 TREE PROTECTION MEASURES 0 Not Met JH 9/14/2000 ST 8. Prior to issuance of site permits or tree removal permits,tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. 0001 OFF-SITE TREES 0 Met JH 8/16/2001 MAS 9. Prior to issuance of site permits,the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 0001 WINDOW AREA 0 Not Met JH 9/14/2000 ST 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 9/14/2000 ST 11. A public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0018 COMP AGRMNT/S ASSURANCE INFO REQD 0 Not Met BR 9/14/2000 ST 12. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Met BR 6/27/2001 CMC 13. Prior to issuance of the site permit,the applicant shall pay an addressing fee in the amount of$30. 0001 ADDITIONAL RIGHT-OF-WAY 0 Not Met BR 8/14/2001 BDR 14. Before approval of building or development permits for the subject property,the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property(i.e.,the northern thirty feet of the former right of way of SW 70th Avenue). [NOTE: This is a typo. It should read that they are to restrict the westerly 30 feet of the property]. Page 1 of 2 8124/260) Conditions Associated with Case #: SDR2000-00010 10:41:26 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 PUBLIC IMPROVEMENT PLANS 0 Not Met BR 9/14/2000 ST 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street,from the present terminus near SW 72nd Avenue,to SW 70th Avenue,then south along the frontage of the site as shown on the preliminary plan. 0001 SEWER REIMBURSEMENT DISTRICT 0 Not Met BR 9/14/2000 ST 16. If the applicant intends to form a sewer Reimbursement District,or a Neighborhood Sewer Extension Project,they shall do so prior to issuance of the site permit. 0001 PROPOSED DRAINAGE DITCH 0 Not Met BR 9/14/2000 ST 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70th Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area(as shown on the preliminary plan). 0001 ON-STIE WATER QUALITY FACILITY 0 Not Met BR 9/14/2000 ST 18. Prior to issuance of the site permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. 0001 COMPLETE WORK IN PUBLIC ROW 0 Not Met BR 9/14/2000 ST 19. Prior to a final building inspection,the applicant shall complete any work in the public right-of-way(or public easement)and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 0005 AS-BUILT DRAWINGS OF P-IMP PRVD'D 0 Not Met BR 9/29/2000 ST 20. Prior to a final building inspection,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)mylars;and 2)a diskette of the as-builts in"DWG"format,if available;otherwise"DXF"will be acceptable. (NOTE: If the public improvement drawings were hand-drawn,then a diskette is not required.) 0001 INSTALL ALL IMPROVEMENTS 0 Not Met JH 9/14/2000 ST 21. Install all improvements as per the final plans approved by the City of Tigard Planning Division. If any changes are necessary to any aspect of the site plans(landscaping,parking layout,etc.)approval must be obtained from the Planning Division even if the change is required by another City Department. Failure of the applicant to obtain approval will delay inspections until formal approval can be granted and may result in significant site changes necessary to remedy the situation. Page 2 of 2