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MMD2013-00003
MMD2O13 - 00003 RED LOBSTER REMODEL NOTICE OF TYPE I DECISION MINOR MODIFICATION(MMD) 2013-00003 III RED LOBSTER REMODEL TIGARD 120 DAYS = I I R SECTION I. APPLICATION SUMMARY FILE NAME: RED LOBSTER REMODEL CASE NOS: Minor Modification Permit (MMD) MMD2013-00003 APPLICANT: Red Lobster OWNER: Shorenstein Realty Services c/o Steve Hale 10220 SW Greenburg Road 1048 Peppertree Drive Tigard,OR 97223 Fairfield, CA 94533 PROPOSAL: Red Lobster proposes to remodel the existing restaurant to update the exterior elevations with new materials, colors, and tower architectural features while modifying the interior floor plan and retaining the mezzanine. New landscaping and irrigation are also proposed. LOCATION: The property is located at 10330 SW Greenburg Road; Washington County Tax Assessor's Map 1S135AB,Tax Lot 01003. ZONING: MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited,and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.630,and 18.745. 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 IV. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. RED LOBSTER REMODEL PAGE 1 OF 8 MMD2013-00003 MINOR MODIFICATION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Community Development Department (Gary Pagenstecher, 503-718-2434) for review and approval: 1. Prior to commencing site work,the Project Arborist shall notify the city when tree protection has been installed consistent with the approved landscape plan. 2. If work is required within an established tree protection zone, the Project Arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by city planning before the proposed work can proceed within a tree protection zone. 'the Project Arbonst shall-be on site while work is occurring within the tree protection zone and submit a s report certifying that the work occurred per the proposal and will not significantly impact the heal and/or stability of the trees. This note shall be included on the Tree Protection Plan. 3. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub- contractor,the City can stop work on the project until an inspection can be done by the City and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist fying the health of protected trees.'free protection measures may be removed and final inspection authorized upon review and approval by the City. THE FOLLOWING CONDITION SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Community Development Department (Gary Pagenstecher, 639-4171, ext. 2434) for review and approval: 4. Prior to final building inspection,the applicant shall call for a planning site inspection to ensure the (project has been constructed consistent with the approved plans for this Minor Modification MMD2013-000003). SECTION III. BACKGROUND INFORMATION Proposal: Red Lobster proposes to remodel the existing restaurant to update the exterior elevations with new materials, colors, and tower architectural features while modifying the interior floor plan and retaining the mezzanine. New landscaping and irrigation are also proposed. Site History: Staff conducted a search of land use records in the City and found no record for the original Red Lobster restaurant development approval. The building was likely built in the 1970s prior to annexation into the City in 1983 under Washington Count jurisdiction. Vicinity Information: The subject 5.8 acre parcel contains four buildings and associated parking and is part of the larger Lincoln Square development located across Greenburg Road east of the Washington Square Mall. Greenburg Road and the Lincoln Center access road front the west and north sides, respectively, of the Red Lobster development site. RED LOBSTER REMODEL PAGE 2 OF 8 MMD2013-00003 MINOR MODIFICATION SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS MINOR MODIFICATION OF SITE DEVELOPMENT REVIEW: Section 18.360.060.0 states that a minor modification shall be approved, approved with conditions or denied following the Director's review and as follows: 1. The proposed development is in compliance with all applicable requirements of this title; and FINDING: As shown in the applicant's narrative and site plan, and in the analysis below, the site meets the applicable Washington Square Regional Center Design standards and the applicable landscaping and screening standards. Staff finds that all applicable requirements of this title are satisfied. This criterion is met. 2. The modification is not a major modification. FINDING: Staff finds that the changes listed in TDC18.360.050.B.1-11 either do not apply or are not proposed. Therefore, the proposed development is not a major modification. This criterion is met. CONCLUSION: As reviewed in this decision, the proposal is in compliance with the applicable requirements of this title and is a minor modification of a site development. Therefore, the proposed building remodel and landscape replacement may be approved. Washington Square Regional Center Design Standards (Chapter 18.630) 18.630.010 Purpose and Applicability Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principles adopted for the Washington Square Regional Center, including creating a high-quality mixed use area, providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. Development conformance. All new developments, including remodeling and renovation projects resulting in new non single family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. 18.630.020 Development Standards A. Compliance Required. All development must comply with: 1. All applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370, and Sub- Sections C through E of this Section; The proposed remodel and landscaping of the existing development does not change any aspect subject to the applicable development standards in the MUE-1 zoning district. Nor has the applicant requested any variances or adjustments. This criterion is met. 2. All other applicable standards and requirements contained in this title. RED LOBSTER REMODEL PAGE 3 OF 8 MMD2013-00003 MINOR MODIFICATION As reviewed in the findings below, the proposed remodel and landscaping of the existing development meet all other applicable standards and requirements, including the Washington Square Regional Center Design standards and the applicable landscaping and screening standards.This criterion is met. 18.630.030 Pre-Existing Uses and Developments within the Washington Square Regional Center Mixed Use Districts Notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However, future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance, February 22, 2002. The existing restaurant development was lawfully in existence prior to February 22, 2002, as a permitted eating and drinking establishment in Washington County. The proposed expansion of the building's elevations with the addition of tower elements is limited to the property area and does not change the use lawfully in existence at the time of ordinance adoption.This criterion is met. An addition, expansion, or enlargement of such lawfully preexisting uses and structures up to twenty (20%) of the gross floor area lawfully in existence at the time of adoption of this ordinance will be allowed provided the applicant of such proposed addition, expansion or enlargement demonstrates substantial compliance with all appropriate development standards in this code, or that the applicant demonstrates that the purposes of applicable development standards are addressed to the extent that the proposed addition, expansion or enlargement allows. As shown on the applicant's Site and Utility Plan (Sheet C3.1) the existing Red Lobster building is 8,584 square feet, including a mezzanine. Sheet A0.1 shows that the existing floor area (building footprint) is 7,929 square feet and the new floor area (building footprint) will be 7,920 square feet, a net reduction of 9 square feet. The proposed development is less than a 20% expansion. As shown in the findings below, the proposed development demonstrates substantial compliance with the applicable development standards. 18.630.060 Building Design Standards A. All new buildings constructed in the MUC, MUE and MUR zones within the WSRC shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2, criteria for granting a variance,is satisfied. L Ground floor windows. a. Purpose. Blank walls along the street frontage tend to be neglected, and are not pedestrian friendly. Windows help keep eyes on the street which promotes safety and security, and can help create a lively street frontage by displaying activities and products within the building. Lighting at night from ground floor windows also adds to the presence of activity and the sense that someone is home. b. Standard. All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings.The ground floor wall area shall be measured from three feet above grade to nine 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% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. The existing building is not within 10 feet of SW Greenburg Road or the Lincoln Center access road. Distances vary from 22 to 30 feet. Windows are provided on all walls except those that enclose the kitchen and utility equipment areas.This standard does not apply. RED LOBSTER REMODEL PAGE 4 OF 8 MMD2013-00003 MINOR MODIFICATION 2. Building facades. a. Purpose. Straight, continuous, unarticulated walls lack interest, character and personality. The standard provides minimum criteria for creating a diverse and interesting streetscape. b. Standard. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (1) a variation in building materials; (2) a building off-set of at least 1 foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (4) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The proposed remodel includes one elevation facing a public street. The Greenburg Road elevation extends approximately 76 feet in length with the longest unbroken face of 8 lineal feet. This standard is met. 3. Weather protection. a. Purpose. Weather protection is encouraged to create a better year-round pedestrian environment and to provide incentive for people to walk rather than drive. b. Standard. 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. According to the applicant's narrative and Exterior Elevations (Sheet A5.1), the proposed remodel includes a new covered entry and entry area vestibule approximately 10 x 15 feet in size.This standard is met. 4. Building Materials. a. Purpose. High quality construction and building materials suggest a level of permanence and stature appropriate to a Regional Center. b. Standard. 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. According to the applicant's narrative and Exterior Elevations (Sheet A5.1), New England style siding, stone, wood trim and slate roofing are proposed materials and no foundation materials have an exposure greater than two feet.This standard is met. 5. Roofs and roof lines. a. Purpose. Roof line systems that blur the line between the roof and the walls of buildings should be avoided. This standard simply states that roofing materials should be used on the roof and that wall finish materials should be use on building walls. The premise is that future buildings in the WSRC should have a look of permanence and quality. b. Standard. 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. According to the applicant's narrative and Exterior Elevations (Sheet A5.1), the proposed roof lines are varied in height and accented with three tower features to break up straight line planes. The predominant roof line is the parapet. This line is broken by a tower element on three sides that have significant depths between 12 and 18 feet integrated into the elevation design with extensions of the primary siding materials. This standard is met. 6. Roof-mounted equipment. a. Purpose. Roof top equipment, if not screened properly, can detract from views of adjacent properties. Also roofs and roof mounted equipment can be the predominant view where buildings are down slope from public streets. RED LOBSTER REMODEL PAGE 5 OF 8 M D2013-00003 MINOR MODIFICATION b. Standard. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant's narrative states that all roof-mounted equipment is located in the lowest section of the roof area below the height of the parapet walls to eliminate any sight line visibility from the street or pedestrian areas. There is no communication equipment proposed. This standard is met. FINDING: As shown in the analysis above, the proposed development demonstrates substantial compliance with the applicable Washington Square Regional Center building design and development standards. 18.630.090 Landscaping and Screening L-1. For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets,planting standards of Chapter 18.745 Landscaping and Screening, shall apply. In addition the L-1 standard applies to setbacks on major and minor arterials, and where parking lots abut public streets. Where the setback is a minimum of 5 feet between the parking lot and a street, 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% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. FINDING: The L-1 landscaping standards apply to proposed development within the Washington Square Regional Center District and are satisfactorily addressed in the findings for the landscaping and screening standards,below. Landscaping and Screening (Chapter 18.745) 18.745.020 Applicability The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The proposed development is a remodel of an existing building for the same use as the existing eating and drinking establishment use. The parking lot screening of the parking field adjacent to Greenburg Road is nonconforming because it does not include a screen. Therefore the provisions of this chapter apply to the proposed development. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. As shown in the applicant's narrative the proposed development is a minor modification where the provisions of chapter 18.360 do not apply. This decision is a Type I procedure for a minor modification of the existing development, subject to the applicable standards of landscaping and screening chapter, below. 18.745.030 General Provisions All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. The installation of all landscaping shall be as follows: RED LOBSTER REMODEL PAGE 6 OF 8 MMD2013-00003 MINOR MODIFICATION 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. The standards above provide guidance for the management of landscaping on site. The revised Landscape Plans (Sheets L1.1/2) includes Notes addressing the protection of existing vegetation and installation and maintenance of new vegetation. A condition of approval requiring arborist review and bi-monthly reports will ensure existing vegetation identified to be retained will be preserved.The applicable standards are met. 18.745.050 Buffering and Screening Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) 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; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant's Site and Utility Plan (Sheet C3.1) shows a portion of the subject parcel including the restaurant building and accessory parking lot. There are minor striping improvements proposed for the parking field. No landscaping is shown on the site plan and the landscape plan (Sheet L1.1) does not include the parking field or landscape strip between it and SW Greenburg Road. A site visit revealed street trees and lawn but no shrubbery to provide screening of the parking field within the landscape strip west of the parking field. The applicant submitted revised Landscape Plans (Sheets L1.1/2) and Irrigation Plans (Sheets L2.1/2) that include landscaping and irrigation details for the parking lot screening from Greenburg. The applicable parking lot screening provisions are met. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area. RED LOBSTER REMODEL PAGE 7 OF 8 MMD2013-00003 MINOR MODIFICATION 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 Site and Utility Plan (Sheet C3.1) shows gas meters and refuse areas screened from view. These standards are met. FINDING: As demonstrated in the findings above, the proposed development meets the applicable landscaping and screening standards. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON JULY 22, 2013 AND BECOMES EFFECTIVE ON JULY 23, 2013. Question If you have any questions, please contact Gary Pagenstecher at (503)718-2434, garypatigard-or.gov or by mail to the City of Tigard Planning Division, Tigard City Hall., 13125 SW Hall Boulevard, Tigard, Oregon, 97223. 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ORRONTEIEVAIION EFOIIEUFIEI OVERLAY WAIL 1t i .vais..i..�r is ` .. �- - I\ MI i ":�pB�III r n,,, ll X1'''1 y iii" �: tali p FAQ I 141!Inlu!..111Mn1, 1111;,...II IPU 11-1=111/11111111;11•11111J1111111111 --.1.15M ____, OUT ELEVATION WORE/AFTER Owe,AY --- ` 2 I I m.o.sl IaE•ill 1 PI �wl►BL!►LI �■ , -1 al menu. h_aa s I�,. s i Pr I I�_ 1 r T . ,IiLLu ILai Yilii, 1 I—r :� iI Ir. : EXISTING FLOOR AREA=7,929 SF •A ..— -- �� �'j` ., �,`, NEW FLOOR AREA=7,920 SF REAR ELEVATION BEFORE/AFTER OVERLAY ' , O WAR. ; i , RN•unNI B Of, RED LOBSTER 457 RENOVATION 10330 I SOUTHWEST Il I OREENBURG ROAD � I f I> I _ ---- r- ...n TIGARD,OR t t . II .f A-.. I/� � i BEFORE/AFTER .1;;:; I OVERLAYS OMAR.ELEVATION EPORWAFTER OVERLAY O_OIN FOOTPRINT BEFOREMFIER OVERLAY - A0.1 Brian S.Thomas, Architect { Htf u l U. ■1. . . . Ali-INI _ . ■ • ■ . ARCHITECTS IROJEGT I \ l onICQfl FI ODP w_Nv e a - 1 1 1 1 1 1 1 1 r-r—-r-r-r-r-r -r te f l I i i r i i i I 6 1 II .■ ICI ..r. I:. t� - �1 II ■ a o ail •• r, [�/31 II. 4 Mil } , m . ii miiiilm - _.. .1 .1 iirezian or ,,,, . . __ 9 110 r; , ,I. e„ . • . • • -Li -- I r ti I • I L MIMI j J 't HEYIfi1(N a1FpWAT10M rrr J ip` 1 '_ wl • ■ . mar f 7I Il I ` ,. I i 1111 min ••__ - . I_I_I 11 -' • • oo �� L ; ; s� — W 1 i _ .. _ 1IIl1111l1111 _IUI_IIIIl11 �ooa ' �- i —� r — J ■ gm ' - RED LOBSTER 457 H is c1 '■ I "" RENOVATION ■'' o ■ * o ■ a •J SOUTHWEST seen GREENBURG ROAD la m�11 1111111tH, • —,— --1 TIOARD.OR I I I 1 ,_ 1 1 1 I I '...... 11 I NOTED FLOOR PLAN n n (Demo nonnrue A1 .2 m-ra„ 01CIm - -. - • _ Brian S.Thomas, aveivaimwn S.4„. Architect InI6IINIIIIa /Mall f�•r••�••, • ==.. 01IG.---- i'�'YlY1�Yi�''1 `''' \\ if�`rr �� r��. «� J• I.MU fisidis iA"°sr'" mill UI I ,l. rt-- t lJ o.,n. dW - ARC/ATM-TS PROJECT r. _ 11121 E: ..—ilii1�11111111Y1i tr{i11NYWtifliBWW Iii. I h,I!I,=VIII U VINI = 'i� i 0. .'nun i 11:11111.]Ir `Ilan . i r n■ n■ al m 1 . . ■a nI Fr.1 "1/J Y1 I= n■ ■u ■ Oil - C.. 'Ij,�' 1=1111 I1I at Iu 1u 6i..41M.. M.. r11 ∎.•, 1u u■ Ill - -- ,.... :Ijt�4111•tr 11'. "1 1GINMO.y.07.414:Jt.S..1.1*4141J% ' 1�t 1�155 'V''��:". :r.. ;r....�r.:f. r. I'2aCf��Iu.�f.Tlalet efu�tfl.ef tellit �f� CteN�S'f. .it le. ! L 1 1=S�1. OS 47 .2!='M4 r rZ\ 41.1:1.aS�:� 1 OFRONT ELEVATO ame.r a �"��■ 11111 �l i l l ill(1 V I I I ��' i"dt. 1iini i ii��II' , i id11J I 1 1I r-, ■IUt�ii1�I„iil ,_ v e , En nasla/1�I 111 lIIII u:n I1 II II WI L FA •t.1♦.•�1�Jew♦.•�. ---- -- _ irri �fi+ : r� p�q IOW it r1.J•*.�� 4ri �...-. �, ■IIIl:1 ai ■■e.- - 'I __rte- °====-= === === - vers'sg: _-- . W, { _• III si APPLICANT MATERIALS 1 RECEIVED JUN 27 2013 114 't City of Tigard PLA NCITY NG ENG NE RING i � . Minor Modification — Type I Application TIGARD GENERAL INFORMATION Iri addition, the Director must find that the proposed change is in compliance with all applicable requirements of Property Address/Location(s): 10330 Title 18 of the Tigard Development Code. To complete - �-• R'°` • sal •k •• 9 this review, the Applicant's proposal must include a Tax Map&Tax Lot#(s):$e..c.-h nn 3 S To w(.15 h:f discussion indicating how the site expansion/change will 1 5-EDn cy., I t.,-) vott 1 O O 3 continue to comply with the maximum setback, building Site Size: Z c-. U t - ' S 4 se= height, parking, and landscaping standards. Other Applicant*: C . . •. �� ale requirements of this tide such as clear vision, solid waste PP storage, non-conforming situations, signs, and tree Address: 1 0 4 9 P e.2 0 r, ' 2 removal may also be applicable depending on the type and City/State: c o:.r -E;d a C.ct Zip: 9 4 5A 3 location of the proposed modifications. Primary Contact: ti 4t'/ 1A 0.\� Phone:-10l- `{2l-S(,hFax: 1 01 -4 ZG - 905 a E-Mail: 3 h d Qv c,0,--N a R o 1 , r O•'Yl - Property Owner/Deed Holder(s)*: - REQUIRED SUBMITTAL ELEMENTS (Attach list if more than one) S'h orpf1 S{4.e, e.Qo..1 S k,.02_S t'I' -' - re'�•aa�-er=as _ a „i (Applications will not be accepted without the • S o �; Z following required submittal elements) Address: 10 2 20 5 t ) 6,-�10-r 9 Oct. Phone: cr i.g Z City/State: Por+f°A d t O P-- Zip: q-1 2-Z3 Er Application Form 0 Owner's Signature/Written Authorization * When the owner and the applicant are different people, the Title Transfer Instrument or Deed applicant must be the purchaser of record or a lessee in ❑ Site Plan(4 Large Plans&One-Reduce to 81/2"x 11") possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application ❑ Applicant's Statement/Narrative(4 copies) in the space provided on the back of this form or submit a ❑ Filing Fee $605.00 written authorization with this application. Minor Modifications., Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion FOR STAFF USE ONLY or change does not invoke one or more of the criteria discussed within Section 18.360.050(B) - Site Development Case No.(s): r17Yh D 4.013_0049c3 Review or Section 18.330.020(B)(2)-Conditional Use. If the modification exceeds the maximum allowed under any one or Other Case No.(s): more of the criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a Receipt No.: I ES`I 7 Ei new Site Development Review or Conditional Use Permit. Date: 1 -9 - 13 applicant's Statement: Application Accepted By: G(3 The applicant's statement must include a summary of the Date Determined Complete: 6- 01 proposed changes. Criteria in either 18.360.050(B) or xesed: 7/1/11 18.330.020(B)(2) must be addressed with a detailed response i\cumin\"'aster,\land use applicat on\minor modificat,on app.docx to each criterion. Failure to provide the information needed to process the application would be reason to consider an application incomplete and delay review of the proposal. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 oft To consider an application complete,you will need to submit ALL of the REOUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the site plan, attachments, and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued,based on this application,and 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. jo.ae. . s r�a op c-.11. s r�o`t- (�o-T-t °C J s �p e�-�`t' . SIGNATURES of each owner of the subject property. DATED this i day of v(\12.- ,20 j 3 r.c_ok!\ Cyrt , LLL s ho�F1�5 n pA , l_P, Owner's ignature � \ T. p` Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 oft RECENED DEC 19 2012 • CITY OF TIGARD 114 le City ofTigard PLANNING/ENGINEERING Minor Modification — Type I Application TIGARll .. GENERALINFORMATION In addition, the Director must find that the proposed change is in compliance with all applicable requirements of Property Address/Locadon(s): Title 18 of the Tigard Development Code. To complete 10330 50tsl4vAres+Greertb p Jt2'1� a this review, the Applicant's proposal must include a Tax Map&Tax Lot#(s): discussion indicating how the site expansion/change will SCalo✓l 35-ownslrilp I 5 Rawly-. 1 u) t>*IQ 3 continue to comply with the maximum setback, building Site Size: 255 301 sF (Zvi 0 t 15 3 S 4 sr height, parking, and landscaping standards. Other requirements of this title such as dear vision, solid waste Applicant*: {11 SA b ',-- storage, non-conforming situations, signs, and tree Address: (04 11 — e removal may also be applicable depending on the type and City/State: sit t',Ct 1,+�`a'� Zip: 4 I 3 location of the proposed modifications. Primary Contact ET Ne. -7ale Phone:Icr7.427•c&&Z1 Fax:_ ` LiZfr-q62 E-Mail: 5hcdcv/co•% ei) act.cowl ammo Property Owner/Deed Holder(s)*: REOUIRFD SUBMITTAL ELEMENTS (Attach list if more than one) (Applications will be accepted without the 13 b (�5}t�✓d AriTS, The . .�' following required submittal elements) Address: I DO tzierl avrier brive- Phone 0241 City/State:, At ttLV dO 1 Ft Zip: 32-1131 El Application Form In Owner's Signature/Written Authorization * When the owner and the applicant are different people, the 0 Title Transfer Instrument or Deed applicant must be the purchaser of record or a lessee in ! Site Plan(4 Large Plans&One—Reduced to 81/2"x 11") possession with written authorization from the owner or an Er applicant's Statement/Narrative(4 copies) agent of the owner. The owner(s) must sign this application Filing pee 1605:00 / in the space provided on the back of this form or submit a written authorization with this application. v1inor Modifications: Minor Modifications are processed for permitted uses and - conditional uses. To review a modification as a Minor FOR STAFF USE ONLY Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria Case No.(s): in 111 4) . .o/3 -c. .3 discussed within Section 18.360.050(B) — Site Development Review or Section 18.330.020(B)(2) —Conditional Use. If the Other Case No.(s): modification exceeds the maximum allowed under any one or more of the criteria, a Major Modification review is required. Receipt No.: 1 15`17!o/ Major Modifications are processed in the same manner as a Date. l — 1 - 1 new Site Development Review or Conditional Use Permit. Application Accepted By Applicant's Statement: Date Determined Complete: The applicant's statement must include a summary of the proposed changes. Criteria in either 18.360.050(B) or it,-.6.1. 7/1/1.1 , m ,rloA 18.330.020(B)(2) must be addressed with a detailed response �v.Rinirnolmiamd'me aroma 1 to each criterion_ Failure to provide the information needed to process the application would be reason to consider an application incomplete and delay review of the proposal. 13125 S. www.tigatd-or.gov ( �'c I aft City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 4722.3 I 503-718-2421 wow. ITo consider an application complete,you will need to submit ALL of the J(EODUD$JJIMITI'AL ELEMENTS as desrn'bed 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 Lind Use Applications-) THE APPLICANTS)SHALL CERTIFY THAT: • The above request does not vioktts any deed restrictions that car _z:.-hed s r 'u A.c 4. ► t+ubtssi 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 appnnvaL • All of the above statements and the statements in the site plan,atutclunene,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,and 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 polities and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this ",;Z_ day of %LCe rnthet' ,20_12-____ -7/.."4"----- 4# / Owner's Signature owner's Signature Vcith. 1< eau ��4,ii a' S ire D-4,-411) l�ly°t • J Owner's Signature Owner's Signature r Owner's Signature Ownct's Signature City of Tigard I 13125 SW Ran Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov 1 Page 2 oft CITY OF TIGARD RECEIPT _ _ 13125 SW Hall Blvd..Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 189761 - 01/09/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2013-00003 Minor Modification to an Approved Plan 100-0000-43116 $22.00 MMD2013-00003 Minor Modification to an Approved Plan 100-0000-43116 $524.00 MMD2013-00003 Minor Modification to an Approved Plan - 100-0000-43117 $81.00 LRP Total: $627.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 7148 GPAGENSTECHE 01/09/2013 $22.00 Payor: Jay S Hale Check 8839777 GPAGENSTECHE 01/09/2013 $605.00 Payor: GMRI, INC Total Payments: $627.00 Balance Due: $0.00 Page 1 of 1 RECEIVED JUN 2 7 2013 Proposed Red Lobster Restaurant Remodel CITY OF TIGARD 10330 SW Greenburg Road PLANNING/ENGINEERING Tigard, OR PROJECT DESCRIPTION This request is for a Minor Modification Review of a proposed remodel of the existing Red Lobster Restaurant, with no change in use or increase in the square footage size of the building. The scope of work will involve changing the exterior elevation colors and materials of the existing building, adding new tower elements and modifying the interior floor plan, while retaining the mezzanine This request for Minor Modification Review is based on the following criteria analysis: Per the Washington Square Regional Center Design Standards 18.630.030 Pre-existing Uses and Developments: There are no proposed changes that would increase the floor area of the building, decrease any building setbacks, or alter the traffic flow. There will be bicycle racks added to the project for public use. There is also proposed the addition of a flagpole, which will be lower than the building height. Also submitted are detailed plans for the site, floor plan, building elevations and landscaping as part of the application package. Following are analyses of the Code Sections: 18360.050 Major Modifications to Existing Development 18.630.050 Site Design Standards 18.630.060 Building Design Standards Per the Development Code 18.360.050 Major Modifications to Existing Development B. Evaluation Criteria 1. There will be no increase in dwelling unit density, or lot coverage for residential development. 2. There will be no change in the ratio or number of different types of dwelling units. 3, There will be no changes that require additional on-site parking in accordance with Chapter 18,765. 4. There will be no change in the type of commercial or industrial structures as defined by the Uniform Building Code. 5. There will be no increase in the height of the building by more than 20%, except for the decorative tower features to be provided at the entry and side facades. See attached elevation comparison for existing/proposed overlay. 6. There will be no changes to the type and location of access ways and parking areas where off- site traffic would be affected 7. There will be no increase in vehicular traffic to or from the site that would approach 100 trips per day. 8. There is no proposed increase in floor area. See attached site plan comparison for existing/proposed footprint overlay. 9. There will be no reduction in area reserved for the common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%. 10. There will be no reduction of project amenities below the minimum established by this code or by more than 10%where specified by the site plan. A, Recreational facilities- no changes B. Screening is maintained by the new building and landscape plans C. Landscaping provisions will be maintained and will also be updated to meet the Urban Forestry standards where applicable. 11.After several days of working with the City Records representative, it was determined that there were no records available to verify the original conditions of approval for this building. It should be noted that the changes are primarily cosmetic in nature and will not substantially change the existing project use or operation other than to upgrade the building appearance. Conclusion: In the analysis of the applicant, there are no requests for exception identified as part of this request. Per the Development Code 18.630.050 Site Design Standards 1. Building Placement on Major and Minor Arterials: No changes proposed. 2. Building Setback: No changes proposed. 3, Front Yard Setback design: No changes proposed. 4. Walkway Connection to building entrances: No changes proposed. 5. Parking location and landscape design: No changes are proposed for the parking field, or the street front landscaping, other than maintenance items. The landscaping adjacent to the building will be revised to accommodate the changes to the floor plan. All landscaping will be designed to meet the standards of the Urban Forestry standards for the City, and the City landscape Codes. Per the Development Code 18.630.060 Building Design Standards 1. Ground Floor Windows- Standard. All street facing elevations within the Building Setback(0-10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from 3 feet above grade to 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%of the ground floor window requirement may be met on adjoining elevations as long as the entire requirement if located at a building corner. Proposed: There are no exterior elevations on this building that are within 10 feet of a public street, with the smallest setback of 22.5 feet, and the balance are 30 feet or more. Therefore this standard does not appear to apply, Windows are provided on all walls except those that enclose the kitchen and utility equipment areas. 2. Building facades- Standard: Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (1) a variation in building materials; (2) a building off-set of at least one foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (4) by other design features that reflect the building's structural system. No building façade shall extend for more than 300 feet without a pedestrian connection between or through the building Proposed: The proposed elevations are a mix of quality materials to create an atmosphere that evokes that of a New England seafood restaurant. There is one portion of the façade that is approximately 55 feet in length that is the wall that encloses the kitchen area. This area has an elevation change that limits the visual impact of that feature and will also have adjacent landscaping along its entire base of the wall. There are no other expanses of the building exceeding 35 feet. Varied materials,windows, doors and tower features eliminate any plain facades. The tower features are actual roof areas that cover portions of the dining room and stare structurally integral o the building. 3. Weather protection- Standard: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided as 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. Proposed: Weather protection has been provided at the new entry area to protect patrons. The vestibule is approximately 10 feet by 15 feet, and there is an internal waiting area of approximately 20 feet X 20 feet. 4. Building materials- Standard: 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. Proposed: The proposed elevations are comprised of a mix of New England style siding, stone, wood trim and slate roofing. There are no foundation materials that have an exposure more than 2 feet. 5. Roofs and roof lines- Standard: Except in the case of 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 roofs are not permitted Proposed: The proposed roof lines are varied in height and accented with the three tower features to break up straight line planes. There are three distinct roof heights visible for all elevations. 6. Roof-mounted equipment- Standard: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other telecommunication 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. Proposed: All roof mounted equipment is located in the lowest section of the roof area, below the height of the parapet walls, to eliminate any sight line visibility from the street or pedestrian areas. There are no proposed satellite dishes or other communication equipment proposed. t Washington County,Oregon 4¢. 03/2 772007 03:36:03 PM 2007-033597 "1+ D-OW Ctaa1 Btna3 TtAK1N 1.1 $45.00$6.0D$11.00-Tot n$62.00 it 1P61606 111111 II Null illilhiMi IfihilOill U 1°'d After recording, return to: 010921142200700335970090092 1,Rlcnvd Heb.n ctl,Dk.eto-at A.MneMnt Christian D.Dubois r.aum u,e tF+-0Rkto Gorey Clem roe Waatdntpen ,R?4 Pillsbury Winthrop Shaw Pittman LLP County,Grogan,do hereby weft true!he mdthn tn.tvn ent ar writing roe nteNved and ord.d In el•~ . 50 Fremont Street book or ncorts ar.ad e Poch end Hoaamkht Wrenn WAtlaMtm.�el -",' •• San Francisco, CA 94105-2228 Twejon.E.4fRdoCemntyCs* "'t'"` Send tax statements-to: do Shorenstein Properties LLC 555 California Sweet,49th Floor San Francisco, CA 94104 9 -- — STATUTORY SPECIAL WARRANTY DEED (Lincoln Center) t 93 OR-LINCOLN, L.L.C.,a Delaware limited liability company("Grantor"), formerly known as EOP-Lincoln,L_L.C.,a Delaware limited liability company, conveys and specially warrants to LINCOLN CENTER LLC,a Delaware limited liability company("Grantee"),the real property described on the attached Schedule A, free of encumbrances created or suffered by Grantor except for real property taxes and assessments which are not yet due and payable,unrecorded E2 leases in effect as of the date hereof,all matters of record on the date hereof,and all matters that would be reflected on an accurate survey if performed on the date hereof The true and actual consideration for this conveyance is $200,000,000.00 and other value given BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SIIOULD INQUIRE ABOUT THE PERSONS RIGHTS, IF ANY,UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUTIS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS,IF ANY,UNDER ORS 197.352. DATED this 27th day of March, 2007. 1 145449.1 GRANTOR: OR-LINCOLN, L.L.C., a Delaware limit liabili company Ry: /ate . Name: Andrew Lax Title: Vice President 1145449.1 County of NY,State of NY: On March 9-1_,2007, before me,the undersigned officer,personally appeared Andrew Lax,who acknowledged himself to me(or proved to me on the basis of satisfactory evidence)to be the Vice President("VP")of OR-LINCOLN, L.L.C. (the"Company");and that as such VP,being duly authorized to do so pursuant,executed, subscribed and acknowledged the foregoing instrument for the purposes therein contained,by signing the name of the Company by himself in his authorized capacity as such VP as his free and voluntary act and deed and the free and voluntary act and deed of said Company. Witness my hand and official seal. The following is the prescribed NY form of acknowledgment and supplemental to the foregoing; On Marche",1007,before me,the undersigned,a Notary Public in and for said State, personally appeared Andrew Lax,personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his capacity,and that by his signature on the instrument, the individual, or the person upon behalf of which the individual acted,executed the instrument. Witness my hand and official seal. �. J, 10 c otary Pub is r syurip,M.NORFORO Now).Po Dt utX�c.Slate of Igo Yon: N 1O48�S / ti` Qua.ified n New York County if I' Fx ' FPh jrY 2.20 ��. r;Cpnrn,eso� ? + {C � C4 • 4( 1145449.1 Schedule A Legal Description PARCEL IA: A parcel of land in the North one-half of Section 35,Township 1 South,Range 1 West, of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon,being a portion of Blocks 12, 13 and 14,a portion of vacated SW Mapleleaf Street(Resolution and Order No. 78-232), a portion of vacated SW Hayes Street(Volume 280, Page 172),a portion of vacated SW Garfield Street(Volume 278,Page 629), also including a part of a vacated,unnamed, dedicated roadway (Resolution and Order Nos. 81-73, 80-129 and 80-166),all within the Town of Metzger, a recorded plat, also including portion of Lots 1,2,6 and 7, ASHBROOK FARM, a recorded plat,more particularly described as follows: Beginning at a point in the East line of the West 100 feet of Lot 7, ASHBROOK FARM, said point bearing North 00° 36' 19"West, 30.00 feet from the center line of SW Oak Street (County Road No. 823); thence South 89° 34' 11" West,parallel to and 30 feet Northerly from(when measured at right angles) said center line 343.98 feet to a point in the Northerly line of the connection road leading from SW Greenburg Road to SW Oak Street as established by the Oregon State Highway Department;thence along said Northerly line North 78°40'05"West, 72.48 feet to the beginning of a non-tangent 70,00 feet radius curve right; thence in a Northwesterly direction along the are of said curve 66.00 feet through a central angle of 54"OF 08" (the long chord bears North 63°21'53" West,63.58 feet to a point of tangency);thence North 36°21' 19" West,98.74 feet to the beginning of a tangent 105.00 foot radius curve left; thence along the arc of a said curve 61.94 feet through a central angle of 33°47'49" (the long chord bears North 53° 15' 14" West,61.04 feet) to a point in the Easterly line of SW Greenburg Road as established by the Oregon State Highway Department and shown on Washington County Plat of County Road No. 2472;thence in a Northerly direction along the Easterly line of said County Road No. 2472 the following courses and distances:North 4°42'05" East,92.02 feet and North 16° 00'41" East,32.26 feet to a point in the Southerly line of the aforementioned unnamed,dedicated roadway,South 89°28'00" West along said Southerly line 13.90 feet,North 14° 10' 10" East,parallel to the center line of SW Greenburg Road and 45.00 feet Southeasterly from(when measured-at right angles)said center line 327.03 feet to a point in the Southerly line of vacated SW Maplcicaf Street;thence North 89" 30'00" East along said Southerly line 15.51 feet to a point 60.00 feet Southeasterly from(when measured at right angles) the center line of SW Greenburg Road;thence North 14° 10' 10" East, parallel to said center line 25.86 feet to the center line of SW Mapleleaf Street,aforesaid; thence North 89° 30'00" East along said center line 25.88 feet to the beginning of a tangent 129.90 foot radius curve right;thence leaving the center line of SW Mapleleaf Street along the arc of said curve 73.82 feet through a central angle of 32°33'39" (the long chord bears South 74° 13' 11" East, 72.83 feet)to a point of tangency; thence South 57° 56'21" East,74.99 feet to the beginning of a non-tangent 45.00 foot radius curve left;thence along the arc of said curve 141.37 feet through a central angle of 180° 00' 00" (the long chord bears South 57°56'21" East,90.00 feet to a point of non-tangency; thence South 57° 56'21" East, 53.48 feet to the beginning of a tangent 134.60 foot radius curve left; thence Easterly along the arc of said curve 145.02 feet through a central angle of 61°43'56" the long 1 145449.1 chord bears South 88°43' 19" Fast, 138.11 feet);thence South 24° 33'22" East,75.35 feet; thence along a line parallel to and 20.00 feet West from the East line of the West 100.00 feet of Lot 7,(extended Northerly), ASHBROOK FARM, South 00° 36' 19" East, 122.23 feet to the center line of the aforesaid unnamed,dedicated roadway; thence along said center line North 89° 29' 28" East,20.00 feet to a point in the Northerly extension of said East line of the West 100.00 feet of Lot 7, ASHBROOK FARM;thence along said Northerly extension and along said East line South 00° 36' 19" East, 292.08 feet to the point of beginning. EXCEPTING THEREFROM that portion thereof described as follows: A tract of land in the North one-half of Section 35,Township I South, Range 1 West,of the Willamette Meridian, iu the County of Washington and State of Oregon,being parts of Lots 1, 2, and 6 of ASIBROOK FARM, a recorded plat,all of the above being more particularly described as follows: Commencing at a point in the East line of the West 100 feet of Lot 7, ASIIEROOK FARM, said point bears North 0° 36' 19"West, 30.00 feet from the center line of SW Oak Street(County Road No. 823);thence South 89° 34' 11"West,parallel to and 30 feet Northerly from(when measured at right angles) said center line along the Northerly line of said street 341.65 feet to a point therein,being the true point of beginning; thence leaving said line North 00°26' 14" West, 161.36 feet;thence South 89° 15' 40" West, 76.03 feet;thence North 00° 26' 14"West,9.70 feet; thence South 89° 33'45" West,60.50 feet; thence South 16° 10'51" West, 32.40 feet;thence South 53° 38'41"West,43.38 feet to a point in the Northerly line of the connection road leading from SW Greenburg Road to SW Oak Street as established by the Oregon Department of Transportation;thence along said Northerly line South 36° 21' 19" East,86.98 feet to the beginning of a tangent 70.00 foot radius curve left; thence along the arc of said curve 66.00 feet through a central angle of 54° 01'08" (the long chord bears South 63°21'53"East, 63.58 feet) to a point of non-tangency; thence South 78°40'05" East,72.48 feet to a point 30.00 feet Northerly from(when measured at right angels) the center line of SW Oak Street,aforesaid,then North 89° 34' 1.1" East,parallel to said center line along the Northerly line of said street 2.33 feet to the point of beginning. PARCEL 1B: A tract of land in the North one-half of Section 35,Township 1 South,Range 1 West,of the Willamette Meridian, in the County of Washington and State of Oregon,being parts of Lots 1,2, and 6 of ASHBROOK FARM, a recorded plat,all of the above being more particularly described as follows: Commencing at a point in the East line of the West 100 feet of 1-ot 7,ASHBROOK FARM,said point bears North 0° 36' 19" West, 30.00 feet from the center line of SW Oak Street(County Road No. 823); thence South 89° 34' 11" West, parallel to and 30 feet Northerly from(when measured at right angles) said center line along the Northerly line of said street 341.65 feet to a 1145449 1 point therein,being the true point of beginning; thence leaving said line North 00° 26' 14"West, 161.36 feet; thence South 89° 15'40"West,76.03 feet;thence North 00°26' 14" West,9.70 feet; thence South 89° 33'45" West,60.50 feet;thence South 16° 10'51"West, 32.40 feet;thence South 53° 38'41"West,43.38 feet to a point in the Northerly line of the connection road leading from SW Greenburg Road to SW Oak Street as established by the Oregon Department of Transportation;thence along said Northerly line South 36° 21' 19" East, 86.98 feet to the beginning of a tangent 70.00 foot radius curve left;thence along the arc of said curve 66.00 feet through a central angle of 54° 01'08" (the long chord bears South 63° 21' 53" East,63.58 feet)to a point of non-tangency;thence South 78°40'05" East,72.48 feet to a point 30.00 feet Northerly from(when measured at right angles)the center line of SW Oak Street, aforesaid,then North 89° 34' 11" East,parallel to said center line along the Northerly line of said street 2.33 feet to the point of beginning. PARCEL II: A parcel of land in the Northeast one-quarter of Section 35,Township 1 South,Range 1 West, of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, said • parcel being more particularly described as follows: Beginning at the intersection of the Easterly line of that parcel recorded as Recorder's Fee No. 87033598 on June 30, 1987, Washington County Deed Records,with the Southerly line of that parcel recorded as Recorder's Fee No. 85021966 on June 24, 1985, Washington County Deed Records; thence tracing the Southerly line of said Recorder's Fee No. 85021966 parcel along the following courses and distances: East,34.36 feet; thence North 80°48'00" East, 174.50 feet; thence North 36° 34'06"East, 10.00 feet;thence North 89° 31'21"East, 118.00 feet to the Southeast corner of said Recorder's Fee No. 85021966 parcel; thence leaving said Recorder's Fee No. 85021966 boundary, North 89°31' 21" Fast,70.78 feet; thence North 52°09'56" East,36.36 feet; thence North 00° 30'00" West, 30.22 feet; thence North 89°29'03"East, 156.93 feet; thence South 49° 12'44" East,24.85 feet to the center line of SW Mapleleaf Street,County Road No. 1508 and a point of non-tangent curvature;thence Southwesterly along the arc of a 320.00 foot radius curve right (the radius point of which hears North 50° 32'40"West)through a central angle of 06° 22'37", 35.62 feet(chord bears South 42° 38'38"West, 35.60 feet) to the point of curve left of a 487.28 foot radius curve; thence along the arc of said curve left through a central angle of 41° 53'00", 356.20 feet(chord bears South 24° 53'27"West, 348.33 feet) to the Southerly line of Town of Metzger;thence South 89°29'28"West along said Southerly line, 1.54 feet to the Easterly line of that parcel recorded as Recorder's Fee No. 87063789 on December 31, 1987,Washington County Records;thence South 00° 36' 19" East along said Easterly line,37.05 feet, thence South 89° 35'05" West, 158.48 feet; thence North 45° 30'00" West, 63.14 feet to an angle point in the Northerly line of said Recorder's Fee No. 87063789 parcel, which angle point is in the center line of that unnamed,vacated street adjoining the Southerly line of said Town of Metzger;thence tracing the Northerly line of said Recorder's Fee No. 87063789 parcel along the following courses and distances: North 45° 30'00" West, 119.38 feet; thence North 00° 30'00" West, 39.65 feet;thence South 80"44'00" West, 169.65 feet to the Northwest corner of said Recorder's Fee No. 87063789 parcel which corner is on the Westerly line of that parcel recorded as Recorder's Fee No. 87052027 on October 14, 1987, 145449.1 Washington County Deed Records;thence tracing said Westerly line along the following courses and distances: North 00° 36' 19" West along a line which is parallel to and 20.00 feet Westerly of,when measured at right angels to, the East line of the West 100 feet of Lot 7, ASHBROOK FARM,(extended Northerly) 23.98 feet; thence North 24°33'22"West, 75.35 feet to a point of non-tangent curvature on the Easterly line of said Recorder's Fee No. 87033598 parcel; thence tracing said Easterly line along the following courses and distances: Northeasterly along the arc of a 134.60 foot radius curve left (the radius point of which bears North 29°40 10" West) through a central angle of 02°04' 11" West,4.86 feet(chord bears North 59° 17'44" East,4.86 feet) to the point of curve left of a 112.00 foot radius curve;thence along the arc of said curve left through a central angle of 45° 10'52", 88.32 feet(chord bears North 350 4(1' 11" East, 86.05 feet) to the point of beginning. PARCFI.III: A parcel of land in the Northeast one-quarter of Section 35,Township 1 South, Range 1 West,of the Willamette Meridian,in the City of Tigard, County of Washington and State of Oregon, said parcel being more particularly described as follows: Commencing at the Northeast corner of that parcel recorded as Recorder's Fee No. 87033598 on June 30, 1987,Washington County Deed Records;thence South 00°30'00"Past along said Easterly line,225.4 feet to the true point of beginning of the parcel herein described; thence North 89°28'50"East, 129.13 feet; thence North 80°47'21"East,211.59 feet; thence South 00° 30' 38" East, 16.16 feet; thence South 45°00'00" East,56.78 feet; thence North 89° 30'00"East, 272.02 feet to a point of non tangent curvature;thence Southwesterly along the arc of a 320.00 foot radius curve right(the radius point of which bears North 66° 30' 36"West) through a central angle of 15°57'56",89.17 feet(chord bears South 31° 28'22" West, 88.88 feet)to the center line of SW Mapleleaf Street,County Road No. 1508; thence North 49° 12'44" West, 24.85 feet; thence South 89°29'03"West, 156.93 feet;thence South 00° 30'00" East, 30.22 feet;thence South 52°09'56" West, 36.36 feet;thence South 89° 31'21" West, 70.78 feet to the Southeast corner of that parcel recorded as Recorder's Fee No. 85021966 on June 14, 1985,Washington County Deed Records; thence tracing the Southerly line of said Recorder's Fee No. 85021966 parcel along the following courses and distances: South 89°31' 21" West, 118.00 feet;thence South 36° 34'06" West, 10.00 feet; thence South 80°48'00" West, 174.50 feet; thence West, 34.36 feet to a point of non-tangent curvature on the Easterly line of said Recorder's Fee No.87033598 parcel; thence tracing said Easterly line along the following courses and distances: Northeasterly along the arc of a 112.00 foot radius curve left (the radius point of which hears North 76° 55' 15"West) through a central angle of 13° 34'45", 26.54 feet (chord bears North 06° 17'23" East, 26.48 feet);thence North 00°30'00"West, 143.59 feet to the true point of beginning. PARCEL IV: A parcel of land in the Northeast one-quarter of Section 35,Township 1 South, Range 1 West, of the Willamette Meridian, in the City of Tigard,County of Washington and State of Oregon, said parcel being more particularly described as follows: 11454491 Beginning at the Northwest corner of that parcel recorded as Recorder's Fee No. 87063789 on December 31, 1987,Washington County Deed Records;thence tracing said Northerly line along the following courses and distances: North 80° 44'00" East, 169.65 feet; thence South 00° 30' 00" East, 39.65 feet;thence South 45' 30'00" East, 119.38 feet to an angle point in said Northerly line, which angle point is in the center line of that unnamed,vacated street adjoining the Southerly line of Town of Metzger; thence leaving said Northerly line South 45° 30'00" East, 63.14 feet; thence North 89° 35'05" East, 158.48 feet to the Easterly line of said Recorder's Fee No. 87063789 parcel; thence tracing the Easterly, Southerly and Westerly boundaries of said Recorder's Fee No. 87063789 parcel along the following courses and distances: South 00°36' 19" East, 127.76 feet;thence South 89° 34' 11" West, 9.96 feet; thence South 00° 36' 19" East, 120.00 feet to a point which is 30.00 feet Northerly of, when measured at right angles to,the center line of SW Oak Street;thence South 89° 34' 11"West, parallel to said center line,425.00 feet to the East lint of the West 100.00 feet of Lot 7, ASHBROOK FARM; thence North 00° 36' 19"West along said East line, 292.08 feet to the center line of said unnamed,vacated street adjoining Town of Metzger; thence South 89°29' 28" West along said center Iine 20.00 feet to a point 20.00 feet West of, when measured at right angles to the East line of the West 100.00 feet • to said Lot 7,ASHBROOK FARM (extended Northerly);thence North 00° 36' 19"West along the Northerly extension of a line parallel to and 20.00 feet West of,when measured at right angles to the East line of the West 100.00 feet of said Lot 7,ASHBROOK FARM,98.25 feet to the point of beginning. PARCEL V: A parcel of land in the Northeast one-quarter of Section 35,Township 1 South,Range 1 West, of the Willamette Meridian,in the City of Tigard, County of Washington and State of Oregon, said parcel being more particularly described as follows: Beginning at the Northeast corner of that parcel recorded as Recorder's Fee No. 87033598 on June 30, 1987,Washington County Deed Records; thence North 89°30'00"East along the Northerly lines of Blocks 8 and 9,Town of Metzger, 338.25 feet; thence South 00° 30' 38" East, 193.32 feet;thence South 80°47'21"West,211.59 feet;thence South 89° 28'50" West, 129.13 feet to the Easterly line of said Recorder's Fee No. 87033598 parcel;thence North 00°30'00" West along said Easterly line, 225.41 feet to the point of beginning. PARCEL VI: A parcel of land in the Northeast one quarter of Section 35,"Township 1 South,Range 1 West,of the Willamette Meridian, in the City of Tigard, County of Washington and Stale of Oregon,said parcel being more particularly described as follows: Commencing at the Northeast corner of that parcel recorded as Recorder's Fee No. 87033598 on June 30, 1987,Washington County Deed Records; thence North 89° 30'00" East along the Northerly lines of Blocks 8 and 9,Town of Metzger, 338.25 feet to the true point of beginning of 1145449.1 the parcel herein described; thence North 89°,30'00"East along the Northerly lines of Blocks 7 and 8,Town of Metzger,339.42 feet to the Northeast corner of said Block 7;thence South 00° 32'04" East along the Easterly line of said Block 7, a distance of 119.68 feet to the point of curve right of a 320.00 foot radius curve;thence along the arc of said curve right through a central angle of 24°01'28", 134.18 feet(chord bears South 11°20'40"West, 133.20 feet); thence South 89°30'00" West, 272.02 feet;thence North 45°00'00"West,56.78;thence North 00° 30' 38"West, 209.48 feet to the true point of beginning. PARCEL VII: Parcels 1,2 and 3,PARTITION PLAT 1991-055,in the County of Washington and State of Oregon. 1145449.1 .. 1111 ----, ---, DARTMOUTH ST 0 i /1111 oosuj I rs , JJILHij , •------------- II I 411 1 o i all I.L.:CIE LT ' ti I ' 1 :9 T U R11714 T _—__1 IIJ) i IEDI 4 SO WAY - I II • E3 :. Loa : 42' alQ411 I -14 epol Li 1 i ' 1:11 ,-- I ' & . . 1 _ 111116 MO MO UM Gm IF-7- : 1,1 111 111 in im 11 Am , - - 41' J .IP'IL ' 7-I g ft wi% 0 1 --L._ .. • . B. ____ .• DI. D- .. a i ------i 1 OP L ...iiii!li i- --- • ----;•: ii, 0 . , \ 0 — Z — II 1 , ret II fik: °Ai ' -- w-- .. ._1------ _ ei I se el i Feel 1 i 1111111 Cli -1 0 •E c c Imp #4 ft i "4 • ADDITIONAL DOCUMENTS • Nyd.144k-ot.. tit/� ID! ,4 Project: Red Lobster, MMD 1t,�, Tree Protection Inspection Report Page 1 of 1 Todd Prager & Associates LLC Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Walt David Tree Tree protection satisfactorly installed and in 8/1/2013 'good condition per the approved tree protection N/A N/A Knapp Weaver Protection plan. I approve this report: , Todd Prager,AICP, ISA Certified Arborist WE-6723A Todd Prager & Associates, LLC Tree and Urban Forest Experts 601 Atwater Road, Lake Oswego,OR 97034 todd @toddprager.com 971.295.4835 a)EE s (o /776 ) .3 _ � Project: Red Lobster, MMD • Tree Protection Inspection Report Todd Prager & Associates Page 1 of 2 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Tree protection satisfactorly installed and in Walt David Tree 8/1/2013 good condition per the approved tree protection N/A N/A Knapp Weaver Protection plan. Todd David Tree Tree protection satisfactorly in place and in good 8/14/2013 Prager Weaver Protection condition per the approved tree protection plan. N/A N/A Todd David Tree Tree protection satisfactorly in place and in good 8/28/2013'Prager Weaver Protection condition per the approved tree protection plan. N/A N/A 9/11/2013 Todd David Tree Tree protection satisfactorly in place and in good N/A N/A Prager Weaver Protection condition per the approved tree protection plan. One section of tree protection fence partially Todd David Tree collapsed (see attached plan)with no observable Repair collapsed section of tree 9/25/2013 impacts to tree. Otherwise,tree protection Prager Weaver Protection protection fence. satisfactorly in place and in good condition per , the approved tree protection plan. 10/17/2013 Todd David Tree Two areas of tree protection fence partially Repair collapsed sections and restore Prager Weaver Protection collapsed and/or relocated (see attached plan). relocated areas of tree protection fence. Repair collapsed sections and restore Two areas of tree protection fence partially relocated areas of tree protection fence. Todd David Tree 10/30/2013 collapsed and/or relocated to accommodate OK to reposition fence at edge of Prager Weaver Protection landscaping and walkway (see attached plan). proposed walkway to accommodate walkway installation. Todd Prager & Associates, LLC Tree and Urban Forest Experts 601 Atwater Road,Lake Oswego, OR 97034 todd @toddprager.com I 971.295.4835 ' 74# - Project: Red Lobster, MMD • Tree Protection Inspection Report Todd Prager &r. sociates Page 2 of 2 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date No change from 10/30.Two areas of tree Repair collapsed sections and restore relocated areas of tree protection fence. 11/13/2013 Todd David Tree protection fence partially collapsed and/or OK to reposition fence at edge of 11/13/2013 Prager Weaver Protection relocated to accommodate landscaping and proposed walkway to accommodate walkway(see attached plan). walkway installation. This is the final tree inspection for the project. Todd David Tree All trees identified for preservation have been 12/5/2013 N/A N/A Prager Weaver Protection adequately preserved,and appear to be healthy and sustainable. I approve this report: Todd Prager,AICP, ISA Ceitified WE-6723A Todd Prager & Associates, LLC Tree and Urban Forest Experts 601 Atwater Road, Lake Oswego,OR 97034 todd @toddprager.com I 971.295.4835