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SDR1999-00015
SDR1999 - 00015 DR. ANNA KNECHT DENTAL OFFICE NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW ISDRI 1999-00015 ADJUSTMENT (VAR] 1999-00020 CITY OF TIGARD DR.ANNA KNECHT DENTAL OFFICE CongAa3ytDrCopmeut Community ,S(utpinflA Better Communit 120 DAYS = 12/24/99 SECTION I. APPLICATION SUMMARY FILE NAME: DR. ANNA KNECHT DENTAL OFFICE CASE NO.: Site Development Review SDR1999-00015 Adjustment VAR1999-00020 PROPOSAL: The applicant has requested Site Development Review approval to convert an existing dwelling unit into a dental office. APPLICANT/ Anna Knecht APPLICANT'S Mike Robinson OWNER: 10483 SW Bonanza Way REP: Stoel Rives, LLP Tigard, OR 97224 Standard Insurance center 900 SW Fifth Avenue, Ste 2600 Portland, OR 97204 APPLICANT'S Leonard Rydell ENGINEER: 601 Pinehurst Drive Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. LOCATION: 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The subject site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 1 OF 23 • . ,! CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED #7 i ' PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS. '� " Submit evidence of complying with th ollowing con• 1 ions o e •lanning—# Division. Staff contact: Julia Hajduk. 1. Prior to any site work, tree protection fencing must be in place to insure that no trees are harmed during the constriction of the parking area. 2. Record the reservation easement document as proposed. This document must be reviewed and approved by Staff prior to recording. 3. Submit a revised plan that shows the walkway from the building entrance to the existing concrete driveway is 6 feet wide and show that a portion of the existing concrete driveway will be marked with a 6-foot-wide pedestrian path to the sidewalk along the street. 2. Submit a revised plan that shows weather protection will be provided at the main entrance to the building. Staff also recommends weather protection be provided at the front entrance to the building. 5. The adjustment to the 30-foot access width standard is valid only as long as SW 70th Avenue remains unimproved. When SW 70th Avenue is improved, the access must be relocated to take access from SW 70th Avenue. In order to insure that this condition is tied to the parcel, the applicant must record a restriction to go with the deed that requires the access to be relocated to SW 70th Avenue when it is improved adjacent to the subject site. This document must be reviewed and approved by Staff prior to recording and a copy of the deed restriction shall be submitted to the City upon recording. 6. Submit a revised plan that shows either a 6-foot wall will be constructed instead of the existing 6-foot fence or that shows the parking lot adjusted two feet to the south to provide an 8-foot buffer exclusive of the 3-foot vehicle overhang area. 7. Submit a landscape plan that shows the landscaping provided in the buffer area will meet the standards of Section 18.745.2. 8. Submit a revised site plan that shows the proposed parking space dimensions will be 18.5 feet including the 3-foot vehicle overhang instead of the 18 feet proposed. If compact spaces are proposed, they must be clearly identified and must be at least 7.5 feet x 16.5 feet including the vehicle overhang. 9. Submit a revised plan that shows directional signs will be provided identifying the bicycle parking location. 10. Submit details of the bike rack to be used. 11. Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards. Submit the following to the Engineering Department, Staff Contact: Brian Rager. 12. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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). NOTICE OF TYPE II DECISION SDR1999-00015/VAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 2 OF 23 13. 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. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 15. As indicated by the project plans, additional right-of-way (ROW) shall be dedicated to the public along the frontage of SW Gonzaga Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of- way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 16. Prior to issuance of the site and/or building permit, the applicant shhall record a restrictive covenant reserving the east 30 feet from centerline of SW 70t Avenue for future right-of-way. 17. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Gonzaga Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface run-off; E. 6-foot concrete sidewalk; F. street trees between the curb and sidewalk spaced per the Tigard Triangle Design Standards (TTDS) requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Gonzaga Street in a safe manner, as approved by the Engineering Department. 18. A profile of SW Gonzaga Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. Prior to issuance of the site and/or building permit, the applicant/property owner shall pay a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site, and will be calculated by the City Engineer. 20. Prior to issuance of the site and/or building permit, the applicant shall submit a revised storm drainage plan to the Engineering Department and Building Division indicating that on-site detention will be provided. The detention system shall be reviewed and approved by the City prior to construction. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020 -DR.ANNA KNECHT DENTAL OFFICE PAGE 3 OF 23 • 21. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 22. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 23. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE " FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPG,V / ,. 24. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 25. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise " XF' will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 26. The applicant shall either place the existing overhead utility lines along SW Gonzaga Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,080 and it shall be paid prior to final building inspection. 27. The site shall be constructed as per the approved plans. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The property is currently developed and has been used as a single-family residence. The applicant applied for and was denied approval to change the use previously (SDR 98-0009). This application is submitted less than a year after the previous denial because of the change in the Community Development Code and changes in the proposal constituted a significant change. Vicinity Information: The subject site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. The property to the west and south along SW Gonzaga Street is currently developed with single-family residences. The zoning of all surrounding properties is Mixed Use Employment (MUE). The zoning permits commercial businesses and the two properties directly to the west of the subject parcel are currently illegally operating as commercial businesses. Planning Staff and the Code Compliance Specialist are aware of NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 4 OF 23 • this and action is under way to bring these sites into compliance. The owner of the parcels has attended a pre-application conference and is moving forward in applying for Site Development Review. The property to the east across the SW 70th Avenue right-of-way, R has received approval for the construction of a dental office. The properties to the north have access onto SW Beveland Street and several of those homes are operating commercial businesses. • Site Information and Proposal Description: The site is identified as 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The site is within the Tigard Triangle, therefore, the Tigard Triangle Design Standards apply. The site is currently developed with a single-family residence. The proposal is to convert the existing structure to an office and to pave the parking areas. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 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:' Impact Study: 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 is required to construct 1/2 street improvements along SW Gonzaga. In accordance with Section 18.164.030.A and J and consistent with the Tigard Triangle Design Standards, the applicant is required to pay for and construct their portion of the local street fronting the property. In order for the local street system to function to serve all properties at buildout, streets meeting minimum standards must be provided. The required improvements provide for the share of local street improvements needed to serve this development in conjunction with the standard improvements that are required of all other lproperties. All new commercial developments are required to have approved access on a ocal street. Customers of a commercial establishment on a local street utilize the local street network. Because a commercial development on a local street is only contributing to improvements to their frontage, the local street improvement is proportional to the impact which that use has on the rest of the local street system. In other words, the applicant is only paying for their portion or segment of the local street system. With the improvements, the applicant will be providing services that will be adequate to serve the needs of the proposed use. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are 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% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $174. The total TIF calculated for a residential conversion to a dental office is $5,333.10 (40.65 trips - 10 trips credited for residence x $174). The City Engineer has estimated that the value of commercial land for dedication purposes is $3 per square foot. Based on a 5-foot dedication for 112 feet, the cost of dedication is estimated to be $1 ,680. Upon completion of this development, the applicant will be required to pay TIF's of approximately $5,333. Based on the estimate that NOTICE OF TYPE II DECISION SDR1999-00015NAR1909-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 5 OF 23 • • total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is $16,665 ($5,333 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $5,333, the unmitigated impact can be valued at $11,332. Given these estimates ($1,680 dedication), the dedication requirement meets the roughly proportional standard. The cost of the street improvements is not reviewed for proportionality, as the requirement to have access to a commercial site from an approved street is necessary to meet the minimum City standards for pedestrian-vehicular safety and drainage. As stated previously in this Impact Analysis, because all development requires use of the public street network, and local streets are not covered by the TIFs, the requirement to improve local streets is proportional to the use the development has on the rest of the local street network. The street improvement and dedication requirements is discussed in this decision under Street and Utility Improvements Standards. TIGARD 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, including remodeling and renovation projects resulting in 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 p ublic streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Because the proposal involves an existing structure, the following Design Standards do not apply: A. Site Design Standards including: building placement, building setback, front yard setback design; and B. Building Design Standards including: ground floor windows, building facades, weather protection, building materials, roofs and rooflines, and roof-mounted equipment. THE FOLLOWING DESIGN STANDARDS ARE APPLICABLE TO THIS DEVELOPMENT: Street Connectivity All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: A. Local street spacing shall provide public street connections at intervals of no more than 660 feet. B. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: A. Local street spacing shall occur at intervals of no less than eight 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. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 6 OF 23 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 applicant's narrative states that the performance option has been met because the existing Igcal street spacing in the area allows vehicle and pedestrian trips to an arterial (SW 72nu Avenue) via SW Gonzaga Street. The narrative indicates that local street spacing occurs at the required interval. Because SW Gonzaga Street only extends between SW 72nd Avenue and SW 70th Avenue (once it is improved), this is less than a mile and, therefore, the number of intersections per mile is reduced proportionately to the fraction of a mile. In this case, the length of SW Gonzaga Street is approximately 645 feet. With the intersection of SW 72nd Avenue and the intersection of SW 70th Avenue, this represents more than 1 intersection per mile. Because SW 70th Avenue is not dedicated or improved, the performance option is not actually met. Because the cost of dedication and improvement of this street is not proportional to the cost of development, the City can not condition approval of this proposal to dedicate and improve SW 70th Avenue, but also, can not approve the proposal unless it meets all of the standards. The applicant has addressed this requirement and the proportionality issue by showing on their plans how they can accommodate the future extension of SW 70th Avenue without creating a non-conforming site. The applicant has also proposed to record a reservation easement that will insure that no structures will be located within the area that will be needed to extend SW 70th Avenue in the future. This document will also bind the future property owners to not oppose selling the necessary property to the City at a fair market value if and when the street is extended. By proposing these measures, the applicant is satisfying the performance option standard. FINDING: Because the local street spacing does not meet the performance option without the reserve strip proposed, the standard has not been met until the reserve strip with the provisions proposed is recorded. If the reserve strip is recorded as proposed, the performance option will be met. CONDITION:Record the reservation easement document as proposed. This document must be reviewed and approved by Staff prior to recording. 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. Southwest Beveland Street is not 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. This standard does not apply because the building is existing and no additions are proposed. In the future, any additions will be required to bring the existing building more closely into conformance by expanding closer to the street. 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 NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 7 OF 23 materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. Because the proposal involves a conversion and the building is outside the 0-10 foot setback, this standard does not apply. However, general landscaping requirements do apply and will be addressed 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 5-foot-wide sidewalk will be provided from the front entrance to the existing concrete driveway. In order to meet this standard, the proposed walkway must be 6 feet wide and the pedestrian area on the existing driveway must be clearly marked. 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 proposal does not involve a "newly constructed" building, however, the applicant will be providing parking in the rear of the existing building. FINDING: Because the proposed walkway is not 6 feet wide and is not clearly marked on the existing driveway, the standard has not been satisfied. If the applicant submits a revised plan that shows the walkway from the building entrance to the existing concrete driveway is 6 feet wide and shows a portion of the existing concrete driveway will be marked with a 6-foot-wide pedestrian path to the sidewalk along the street, this standard will be met. CONDITION:Submit a revised plan that shows the walkway from the building entrance to the existing concrete driveway is 6 feet wide and show a portion of the existing concrete driveway will be marked with a 6-foot-wide pedestrian path to the sidewalk along the street. 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. Because the building is outside the 0-10 foot building setback, this standard does not apply. 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. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 8 OF 23 Because the building is existing and no exterior changes are proposed, this standard does not apply. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The applicant's narrative indicates that this standard does not apply. Staff has determined, however, that this standard must be met even though the structure is existing. The plans must, therefore be revised to provide a canopy at the main building entrance (in the rear) and preferably in the front entrance as well. 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 existing structure complies with 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 existing building does not have a false front or false roof and none are proposed, 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. The applicant has indicated that the building will have no roof mounted equipment. FINDING: Based on the above analysis, all of the Building Design Standards have not been fully met. If the applicant complies with the condition specified below, this standard will be met. CONDITION: Submit a revised plan that shows weather protection will be provided at the main entrance to the building. Staff also recommends weather protection be provided at the front entrance to the building. Signs: In addition to the requirements of Chapter 18.114 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 (18.114.130 D). Sign Area Limits: The maximum sign area limits found in 18.114.130 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. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 9 OF 23 Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not indicated signs are proposed. If a sign is requested, it must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY signs located on the property. FINDING: Because compliance with sign codes will be required if and when a sign permit is applied for, these standards have been satisfied. Landscaping And Screening: Two 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 define 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 3 1/2-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. Any tree planted in excess of a 2- inch caliper shall be eligible for full mitigation credit. 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 2 1/2-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 years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-1 and L-2 landscape standards defer to the planting standards of Chapter 18.745. Compliance with the Landscaping and Screening standards is discussed further in this decision. FINDING: Because the landscape standards of Chapter 18.745 are required in-lieu of the L-1 or L-2 landscape standards, and because the landscape standards of Chapter 18.745 are discussed further in this decision, the landscaping and screening standards of the Tigard Triangle have been satisfied. GENERAL APPROVAL CRITERIA FOR SITE DEVELOPMENT REVIEW 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, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the following Code Chapters which are also listed under Section 18.360.090.A.1: 18.350 (Planned Developments), 18.775 (Sensitive Lands), 18.715 (Density Computations), or 18.750 (Manufactured/Mobile Home Regulations) These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 10 OF 23 Variances and Adjustments (18.370) In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. The applicant is requesting an adjustment to the access width requirement. The code requires 30 feet of access with 24 feet of pavement. Due to the location of the existing structure on the site, it is not possible to provide the 30-foot width. The applicant is, however, providing 24 feet of pavement. The criteria for granting an adjustment are discussed below. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: It is not possible to share access; The existing driveway is on the east side of the house, adjacent to SW 70th Avenue. Shared access with the property to the west is not possible as it would require crossing the existing septic system. There are no other alternative access points on the street in question or from another street; As discussed above, there are no alternative access points from SW Gonzaga Street. At this time, it is not possible to gain access from SW 70th Avenue because it is unimproved. The parking is arranged in a way that, when SW 70th Avenue is improved, access can be re-configured to allow access from SW 70th Avenue. Because SW 70th Avenue is unimproved and not proposed or required to be improved as part of this application, this standard is satisfied. The access separation requirements cannot be met; This standard is not applicable because the request does not involve access separations. The request is the minimum adjustment required to provide adequate access; As discussed above, the adjustment is the minimum to meet the needs at this time. When SW 70th Avenue is improved, the applicant can take access off of SW 70th Avenue and this adjustment will no longer be necessary. In order to insure that this request is the minimum needed, it must be limited to insure that access conforms once SW 70th Avenue is improved and the required access can be accommodated. A condition of approval is, therefore, warranted. The approved access or access approved with conditions will result in a safe access; and The applicant will continue to have 24 feet of pavement which facilitates 2-way traffic and will not create a hazardous traffic situation. The visual clearance requirements of Chapter 18.795 will be met. As discussed further in this decision, this standard is satisfied. FINDING: Based on the analysis above, the adjustment standards will be met if the condition below is met. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 11 OF 23 CONDITION: The adjustment to the 30-foot access width standard is valid only as long as SW 70th Avenue remains unimproved. When SW 70th Avenue is improved, . the access must be relocated to take access from SW 70th Avenue. In order to insure that this condition is tied to the parcel, the applicant must record a restriction to go with the deed that requires the access to be relocated to SW 70th Avenue when it is improved adjacent to the subject site. This document must be reviewed and approved by Staff prior to recording and a copy of the deed restriction shall be submitted to the City upon recording. Landscaping and Screening (18.745 and 18.360): Street trees: Section 18.745.040 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 required 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). This standard is modified by the Tigard Triangle Design Standards. The property has approximately 112 feet of frontage on SW Beveland Street. The Tigard Triangle Design Standards require street trees along a local street to be broad spreading and planted 22 feet on center between the sidewalk and the street. The applicant has not submitted a plan that shows street trees will be planted. Staff has determined that 3 street trees can be planted on the site that will be outside of the vision clearance area and accessway and will meet the spacing requirements. Land Use Buffering and Screening: Section 18.745.080 requires that at a minimum the buffer between a proposed commercial use and the Mixed Use Employment Zone must contain a 10-foot buffer with lawn/groundcover. The site is surrounded by MUE to the north, south, east and west. There are existing residences to the north and south. To the west is a residence being used as a business without City approval, but is working on achieving compliance. To the east, across SW 70th Avenue is a site developed as a commercial dental office. This area is zoned MUE which will continue to allow residences. The buffering and screening requirement is to screen from different types of uses. Because the north and south properties are currently residential use types, the change of the site in question from residential to commercial in an MUE zone requires buffering and screening between the adjacent residential at a landscaping level "C". The following table outlines what is required: TABLE 18.745.2 BUFFER COMBINATIONS FOR LANDSCAPING AND SCREENING [1] Options Width Trees Shrubs or Screening (feet) (per linear feet of buffer) Groundcover 1 10 Shrubs 4 feet hedges C 2 8 15 feet min/30 feet max Shrubs 5 feet fence spacing 3 6 Shrubs 6 feet wall [1] Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.050 A2. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 12 OF 23 TABLE 18.745.2 b q -fro. 11 T.w , '..re-e - •A Pr 1 2.. 2-.z.+ :•' ,v±,_,..1 'WI, — �— It ,-- 4 •a.w a x.11 OfAt V 1`■ Y.lta.\ -.11%,■ -gz...,.k _1 , Tres -fray+ ;!"T -(.eu, y fiflcLe t . VJ.al' 4 L,. rb.r>t ro,. bl.w4.�. x 'f!. .--.■ '� 4"** A„ . •>- a' yG..ky `:,,,�-y�. to The applicant has proposed a 6-foot buffer and maintaining the existing 6-foot fence. The applicant has also shown the required 3-foot vehicle overhang will be landscaped. While this technically results in 9 feet of landscapinc, Section 18.745.050.B.2 specifically states that the buffer may not include parking areas, ierefore, the 3 feet of landscaping in the vehicle overhang area does not count towards meeting the buffer requirement. Clearly, based on the table shown above, a 6-foot buffer with a 6-foot wood fence does not meet the standard. The applicant can either construct a 6-foot wall or adjust the parking lot 2 additional feet to the south in order to provide an 8-foot buffer with the existing wood fence. Staff scaled off the result of moving the parking and it appears that adjusting the parking lot south 2 additior'' feet will be feasible. As discussed further in this decision, the parking lot will need to adjusted to accommodate the required parking dimensions, which could pose problems III adjusting the lot due to the location of the septic system and drainfield. This will need to be determined by the applicant's Engineer. As conditioned, the applicant will provide the required buffer width, however, the applicant has not provided a landscape plan that shows how the required buffer landscaping will be met. In order for Staff for determine that the standard will be met, the applicant will need to submit a landscaping plan that shows existing and proposed landscaping that provides the level of landscaping required by the level "C landscaping. 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 applicant has proposed to retain the existing 6-foot high good neighbor fence which will screen the parking lot. The existing trees meet the requirement of 1 tree for every 7 parking spaces. FINDING: Because the applicant has not provided the required buffer width and has not provided a landscape plan for Staff to confirm that the level of landscaping required will be provided, Staff can not determine that the landscaping and NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 13 OF 23 screening standards have been met. Staff finds it feasible for the standards to be met if modifications are made. If the applicant complies with the conditions outlined below, the standards will be met. CONDITION: Submit a revised plan that shows either a 6-foot wall will be constructed instead of the existing 6 fence or that shows the parking lot adjusted two feet to the south to provide an 8-foot buffer exclusive of the 3-foot vehicle overhang area. CONDITION: Submit a landscape plan that shows the landscaping provided in the buffer area will meet the standards of Section 18.745.2. 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. There are no structures, other than an existing utility pole proposed within the vision clearance triangle on the applicant's property. FINDING: Because there is not vegetation or structures located within the vision clearance triangle, this standard has been satisfied. 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 percent of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposal does not require more than 20 parking spaces, therefore, this standard does not apply. 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 has proposed 9 parking spaces, therefore, one (1) ADA space is required. The applicant has indicated they will provide one (1) van accessible handicap space. A van accessible space must be at least 9 feet wide with an 8-foot aisle. Access drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 14 OF 23 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 actually regulated by the standards specified in Section 18.705.030 and will be discussed further in this decision. Vision clearance has been previously addressed. 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. There is a walkway from the street to the building which does not require crossing a parking lot, therefore, this standard has been satisfied. 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 parking spaces clearly marked. Wheel stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's plans indicate wheel stops will be provided to cover all parking stalls by staggering one wheel stop between 2 spaces. 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' x 18.5' for a standard space and 7.5' x 16.5' for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The parking spaces proposed are only 18 feet in length including the 3-foot overhang in the landscape area along the northern property line. The applicant has not proposed any compact parking spaces, whereas, they are permitted to have up to 50% of the parking lot marked for compact spaces. The applicant must submit a revised plan that shows all standard parking spaces will be at least 8.5 feet x 18.5 feet. If compact spaces are proposed, the revised plan must clearly identify these spaces and they must be at least 7.5 feet x 16.5 feet. 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 NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 15 OF 23 • 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 proposed bicycle rack is within 50 feet of the entrance to the building and is not located in parking aisles, landscape areas or pedestrian ways. Because the bicycle parking is in the rear of the building, it is not visible from the street. The applicant has not proposed directional signs visible from the street identifying bicycle parking spaces 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. Minimum bicycle parking requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Table 18.768.2 states that for medical/dental offices, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area. Because the building is 1,709 square feet, a minimum of two bicycle parking spaces are required. Minimum off-street parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for an office is 3.9 spaces per 1,000 square feet and the maximum parking in Zone A (as defined by Metro) is 4.9 spaces per 1,000 square feet. The existing structure totals 1,851 square feet, therefore, a total of 8 parking spaces are required. The applicant has shown 9 spaces will be provided. In addition, the parking is situated in such a way that the site will continue to conform if, and when, SW 70th Avenue is improved because it will only result in the removal of 1 parking space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been met. Staff finds it is reasonably possible for the applicant to comply with all of the standards, if the conditions listed below are satisfied. CONDITION: Submit a revised site plan that shows the proposed parking space dimensions will be 18.5 feet including the 3-foot vehicle overhang instead of the 18 feet proposed. If compact spaces are roposed, they must be clearly identified and must be at least 7.5 feet x 16.5 feet including the vehicle overhang. CONDITION: Submit a revised plan that shows directional signs will be provided identifying the bicycle parking location. CONDITION: Submit details of the bike rack to be used. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 16 OF 23 Access, Egress and Circulation: 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; This standard has been previously addressed in this decision as part of the TTDS compliance review. 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 walkway provided to the building entrance does not cross an accessway, therefore, this standard has been satisfied. 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 indicate the walkway will be paved with concrete. 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 less than 100 parking spaces is 30 feet 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 applicant has asked for an adjustment to this standard due to the location of the existing structure. Staff has reviewed the adjustment criteria and, as discussed previously in this decision, has approved the adjustment to allow an access width of less than 30 feet. The applicant will still comply with the pavement width standard of 24 feet. FINDING: Based on the analysis above, the access and egress standards have been satisfied. Tree Removal: 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 indicated that no trees will be removed. Based on the location of the few trees on the site, and the proposed and required improvements, Staff agrees with the applicant's assessment that no trees must be removed. The applicant has not, however, indicated how they will insure that the trees will not be harmed during the construction of the NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 17 OF 23 parking lot. A condition of aoproval will be required that insures tree protection measures are in place prior to any site work on the site. FINDING: Because no trees over 12 inches will be removed, the Tree Removal standards have been satisfied, however, a condition will be attached insuring that the trees to remain are not harmed during construction. CONDITION: Prior to any site work, tree protection fencing must be in place to insure that no trees are harmed during the constriction of the parking area. Signs: Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the C- G Zoning District. Signs have been discussed earlier in this decision under Tigard Triangle Design Standards discussion; therefore, this standard has been satisfied. FINDING: Because signs have been addressed previously in this decision, this standard has been satisfied. PUBLIC FACILITY CONCERNS Streets: The Tigard Development Code (TDC) 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. SW Gonzaga Street This site lies adjacent to SW Gonzaga Street, which is classified as a local street in the Tigard Triangle Design Standards (TTDS). This roadway classification requires a right-of- way (ROW) width of 60 feet. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. The applicant should dedicate additional ROW adjacent to this site to provide 30 feet from centerline. The applicant's plan indicates that they intend to provide this dedication. SW Gonzaga Street is currently paved, but not constructed to meet City standards. In order to mitigate the impact from this development, the applicant should construct a '/2-street improvement adjacent to the frontage of the site. The applicant's plan indicates that they intend to provide the 1/2-street improvement as a part of this project. SW 70Th Avenue This site also is adjacent to an unimproved strip of ROW for SW 70th Avenue. This roadway will also become a local street, constructed to meet the TTDS. At present, there is a 30-foot-wide strip of ROW. In the future, an additional 30 feet would be needed from this site. The existing structure is only approximately 25 feet from the eastern property line, so there may need to be an adjustment in the ROW layout in the future to accommodate the structure. The applicant proposes to reserve a strip of land on this site for the future 30-foot ROW. They propose to record a restrictive covenant with Washington County. This concept is acceptable to the City. In the interim, the applicant's access will come from SW Gonzaga Street, and the driveway will be locate in the area where the reserve strip for the SW 70th Avenue ROW will be. When SW 70 Avenue is eventu lly improved, a new driveway for the applicant's site will need to be constructed off SW 70 Avenue. Water: This site is located within the Tualatin Valley Water District (TVWD) service area. The existing structure is presently served from the public water system. No further public water line construction is necessary. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 18 OF 23 Sanitary Sewer: The nearest public sanitary sewer line to this site is located west of the site in SW 72nd Avenue, which is over 500 feet away. The applicant is proposing to continue use of the on-site septic system. This option is available to properties in the Tigard Triangle that are located over 300 feet from a public sewer line. If the applicant/property owner can demonstrate that the existing on-site sanitary sewer septic system is functioning adequately to serve the new use, the City will allow the continued use of the system provided the applicant/property owner pays a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site. The fee will be calculated by the City Engineer and it shall be paid prior to issuance of the site and/or building permit. The applicant has already received confirmation from the Washington County Department of Health that the existing system is adequate for the change in use. Storm Drainage: Storm water from this site flows to the south toward SW Gonzaga Street. The applicant's plan indicates that the new impervious area to be added to this site will be approximately 5,000 square feet. The City and Unified Sewerage Agency (USA) recently completed a basin study of Fanno Creek. This study was adopted into the USA Master Plan. The Intergovernmental Agreement between the City and USA requires the City to enforce the Master Plan. As a result of that study, it was found that all developments within the Fanno Creek basin shall provide on-site detention of storm water. The applicant's plan does not provide for on-site detention. The narrative suggests that preservation of grassed channels will minimize the impact of the additional storm water from the site. Staff is not sure what "grassed channels" the applicant is referring to, as there is nothing shown on the site plan to indicate that the applicant proposes to route their storm water in this manner. The plan calls for all of the on-site water to be piped to the street where it will discharge westerly in an offsite pipe that will tie to the existing ditch and culvert system downstream. Staff recommends the applicant be required to provide on-site detention of the storm water run-off created from the new impervious area. 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. 96-44) 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 run-off generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plan does not propose a water quality facility. A note on the plan indicates that a 'setback of 50 feet for temporary intermittent flows is required from the existing septic drain field." Based upon the exemption criteria listed in USA's Design and Construction Standards, Section 3.11.5.d, that statement alone will not exempt this project from providing an on-site treatment facility. There may indeed be a restriction like this for surface flows, such as swales or ponds, but there are other types of treatment facilities that could be placed below ground. The applicant has not satisfied the exemption criteria in the USA manual and should either provide a facility or provide a more compelling argument as to why they should be exempted. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020—DR.ANNA KNECHT DENTAL OFFICE PAGE 19 OF 23 Assuming the applicant will provide an on-site facility, and to ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ • the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: USA Design and Construction Standards also regulates 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. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Gonzaga Street. 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 adjacent in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 112 lineal feet; therefore, the fee would be $ 3,080. FINDING: Based on the analysis above, the site plan and proposal, does not meet the Street and Utility Improvement Standards or the Tigard Triangle Design Standards, specifically those related to required street connectivity, street improvements and sanitary sewer service. Mixed Solid Waste and Recyclables Storage: Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not indicated which method they will meet. The applicant has not provided a written sign-off from the franchise hauler stating that the proposed facility location is acceptable. FINDING: Because the applicant has not provided evidence of compliance with the mixed solid waste and recyclables standards, Staff can not determine if this standard has been met. If the applicant provides a written sign-off from the franchise waste hauler that the location and size of the facility is adequate, this criterion will be met. CONDITION: Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards. ADDITIONAL 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 11 DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 20 OF 23 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 proposal is to change the use of an existing structure. No buildings will be added or expanded, therefore, this standard is not applicable. FINDING: Because the proposal does not involve the location of a new structure, this standard does not apply. 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. The City of Tigard Police Department has reviewed this project and has offered no comments or objections in regard to the need for additional lighting or crime prevention features. FINDING: Because there are no concerns from the Police Department, Staff has determined that the Crime Prevention and Safety Standards have been satisfied. Public transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The roject is not adjacent to an existing or proposed transit facility, therefore, this standard does not apply. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 21 OF 23 FINDING: Because no bus lines run along the site frontage, this standard does not apply. 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 convert an existing residence into a dental office. This use is classified in Code Chapter 18.130.020.C.6 ( Use Classifications) as office. The proposed dental office use of the property is listed as a permitted use within the Mixed Use Employment/General Commercial Zoning District. Dimensional Requirements: The Mixed Use Employment/General Commercial Zoning District standards contained in Chapter 18.520 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15 percent landscaping or areas not developed with impervious surfaces. The parcel width is greater than 50 feet. The applicant has provided calculations which indicate that there will continue to be 43% landscaping on the site. The MUE zone states that the maximum Floor area Ratio for all commercial and Industrial use types shall not exceed .40. The existing structure is 1,851 square feet which is 11% percent of the site. Setbacks: Chapter 18.520 states that no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. This section is not applicable as the structure is existing and the setbacks will not be altered as a result of this proposal. Setbacks related to the landscaping and screening requirements were discussed previously in this decision. Building Height: Chapter 18.520 states that a maximum height of 45 feet is permitted in Mixed Use Employment\General Commercial Zoning District. The applicant has not provided elevation plans for Staff to confirm that the building is less than 45 feet high, however, because the building is an existing, , single-family residence, it is obvious that the standard is met. FINDING: Based on the analysis above the provisions of the underlying zone are met. SECTION V. AGENCY/OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: (1) The applicant must comply with requirements of policy (tab1011) for change of use. (2) Ramp access shall not exceed 1/20 slope, (3) A site permit, mechanical and electrical permit is required in addition to the building permit, (4) A fire hydrant is required within 250 feet of the most remote exterior walls. The City of Tigard Long Range Planning Division, The City of Tigard Property Manager, and The City of Tigard Police Department have reviewed the application and have not provided comments or objections. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 22 OF 23 Unified Sewerage Agency (USA) has reviewed the proposal and provided comments which were incorporated in to the body of this decision with one exception. The comments indicated that a sensitive area may exist on the site. Because this is a developed site and the properties on all sides are developed, Staff has determined that the sensitive area no longer exists. General Telephone (GTE) has reviewed the proposal and provided the following comments: Developer to provide conduit per GTE specifications. Developer to place conduit to GTE specified location. Developer to pay for any relocation of existing facilities. ICI, PGE, US West Tualatin Valley Water District and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VI. 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 OCTOBER 25, 1999, AND BECOMES EFFECTIVE ON NOVEMBER 9, 1999, UNLESS AN APPEAL IS FILED. AAp eal:� 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 3:30 PM ON NOVEMBER 8, 1999. 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. '/ed/4'11/4-'' October 25, 1999 PREPARED : Julia Powell jduk DATE A o, iate Planner ' '" �, October 25, 1999 APPRO ED BY: �. and Bewers.'e ' DATE Planning Manager is\cu rpin\j ulia\sd r\knecht2.dot NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020—DR.ANNA KNECHT DENTAL OFFICE PAGE 23 OF 23 A . ;A• IR . <373 OP!PAM • NJ L I Isoo 1u sm 7100 I At wi mo MV 013 ,S-1-1N LM M9 2-I-IN tt e4 , MM 1 ..w f 101 Wl ,''"°: �'.'wa. 1. F1-1N -/M,� __ ' 5 I AN 116a0 MI' � O .. ' ' ' .4x tj ; ;" ; ' � 4} r \ 1 "II CO, _ w r / 11131 , �. ` IC►'�I Mtn AMA Q l I \�... 11 1 to uit no* ' .:• I Y4i M� ?LI-too /v^' 11 `` /� ': Al ,>'-`:,\I.� •� � / 1 i. 4S1A1 I N fJl I I 1 1, . J f •.4 / , \ (0�N t / s/�•1 W Z .-f. _ .1 1 "AII.w.> i .J W ..—II NI ~r b.,`PROPOSED r,. t�• ;,� '�" a -,- I9 "i' Ili] . t DENTAL OFFICE, -;y„/ -r'(� I. 1 ° ply' LL !' Y1J I D 100 „t,,a; ',; a 1 +' YM Ia 7x 1-u: . . • 1 \ 'o . YOYYwYf ... LI NMI j ,'-_ �"•0 •f;•j li- /1 ' - ,s J 'I LL•\ ';Z ti . ' ` )=ma,A , I MN NO IL I_IAC Y .- � 1� .�� , o f.y- - - -- - - "P ///� �• ,.-// i ) , 0 iul / , ....n 1 .. - l s'. i� - - -SW GONZAGA STREET •-)--1;1;";1 I -- _�-�-�. -a • W101 Son s 11 \ 11110 NO ZS-1-IAL Y/f 110 IS-I-IOC , SITE PLAN I SDRI999-00015 YARI999-00020 EXHIBIT MAP N DR. ANNA KNECHT (map is not to scale) DENTAL OFFICE ' I, CITY of TIGARD y � , GEOGeI.PXIG INf Oe MOTION BYSTEM■ ■ , VICINITY MAP T.11 ■d�d11:111:�`l� ST Iliou SDRI999-00015 V AR1999-00020 �_ ix" D R. ANNA KNECHT 1111Mismr FR ANKLIN ST DENTAL OFFICE BEVE�D ST ,'r _ , BEVELAND ■ SUBJECT 1 pp ST ■ ‘IIIII2. GONZAGA ST I. v 1111-dinallill .I„ V . _ ■ • SW ,. HAMPTON • ST • a) "ill • w NA \ _ 0 100 200 300 400 500 Feet AZ. ti 1' 378 feet • L City of Tigard • I Information on this map is for general location only and u Jr--11 should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 .• a ST • ----->. http://swwi.ci.tigard.or.us Community Development Plot date: Sep 8, 1999;C:lmagic\MAGIC03.APR NOTICE OF TYPE II DECISION Ao SITE DEVELOPMENT REVIEW (SDR) 1999-00015 ,Z,M■ VARIANCE (VAR) 1999-00020 OF Community Development DR. ANNA KNECHT DENTAL OFFICE Shaping A(Better Community 120 DAYS = 12/24/99 SECTION I. APPLICATION SUMMARY FILE NAME: DR. ANNA KNECHT DENTAL OFFICE CASE NO.: Site Development Review SDR1999-00015 Adjustment VAR1999-00020 PROPOSAL: The applicant has requested Site Development Review approval to convert an existing dwelling unit into a dental office. APPLICANT/ Anna Knecht APPLICANT'S Mike Robinson OWNER: 10483 SW Bonanza Way REP: Stoel Rives, LLP Tigard, OR 97224 Standard Insurance center 900 SW Fifth Avenue, Ste 2600 Portland, OR 97204 APPLICANT'S Leonard Rydell ENGINEER: 601 Pinehurst Drive Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. LOCATION: 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The subject site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in Section IV of the full decision, available at Tigard 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 I 1 Final Decision: 10 THIS DECISION IS FINAL ON OCTOBER 25, 1999, AND BECOMES ' EFFECTIVE ON NOVEMBER 9, 1999, UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.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 3:30 PM ON NOVEMBER 8, 1999. Questions: For further information please contact the Planning Division Staff Planner, Julia Powell Hajduk at (503) 639-4171, Tigard City Hall, 13125 SW Half Boulevard, Tigard, Oregon 97223. ,..1/ W z 7 .4111Nri.. ......."5-- --') . :h. 52— .1: <. a r.. .-.1411.,.-I.,01:1. ..."^-,VA ..., /) p. .....1.-..q :: ....Ili' L.'. t `\ .. 1I 470"+"1 4.—''T. n Id. Ap: ,/ )1, us- - lay 1 0,.. L- ,.. -it... v„..;.,ei \ ,:.:_-r ..: • ow -..-10 )err.. 0 — _ -- ,-;ri-,.nroit--.-mtiona.,,f-L.....r...7-,-2.------Asasim„.'i 7 IIK �S_P .lFCS 1 r 1't ''�.% -6- -• ` ' �. --/---I� - - - --SW GONZAGA STREET ---- 11'• 1 � �„� --� " ' , • I , � ' SITE PLAN t fvAAAiriv'--0000020 EXHIBIT MAP N DL ANNA 1NECNT (ma is nan Kale) DENTAL OFFICE VICINITY MAP — °VLIII7, SDRI999' ! VARI999 DR. ANNA KNECHT -J 0111111111111' l �* DENTAL OFFICE 1 O 57 J . ,J B■ -� •j � � H ' iUi • iligill i '''7'\ I A. _ , 4 I ......... NOTICE TO MORTGAGEE, LIENH JER,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 TYOF CITY OF TIGARD Community Development ShapingA(Better Community 500-FOOT PROPERTY OWNER NOTICE NOTICE DATE: September 8, 1999 FILE NO(S): SITE DEVELOPMENT REVIEW (SDR) 1999-00015 VARIANCE (VAR) 1999-00020 FILE NAME: DR. ANNA KNECHT DENTAL OFFICE PROPOSAL: This is a request to convert an existing residence into an office. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S 101 AC, Tax Lot 00100. 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 SEPTEMBER 22. 1999. 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 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 PERT LOSES, THE DIRECTOR SHALL ISSUE A 'E 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 II CITY of TIGARD WI VICINITY MAP wiiii '1 �' •■ A,1111:sv�fa� SDRI999-00015 p �, R. ANNA KNECHT an •••'•Ii ' ...1 N �: DENTAL OFFICE , SEVELANQ ST j SSUBJECT ■SITE 111. LI UMW Ui.i. Ili MI o �I IN NHAMPTON T . \V � / N r - 0 100 000000 100 !W(»N mill111 I 1,374 WA ; , 111, City of Tigard rwr r..ns.e..nw.ofT∎ars«w.oM.� T,»sw w1 awa 1111 • isw sac.u, REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: October 7, 1999 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 1999-00015, Dr. Anna Knecht Dental Office Description: This application is for the conversion of a single-family residential structure to an office. The site is located at 7025 SW Gonzaga Street (WCTM 2S1 01 AC, Tax Lot 100). Findings: 1 . Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. SW Gonzaga Street This site lies adjacent to SW Gonzaga Street, which is classified as a local street in the Tigard Triangle Design Standards (TTDS). This roadway classification requires a right-of-way (ROW) width of 60 feet. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. The applicant should dedicate additional ROW adjacent to this site to provide 30 feet from centerline. The applicant's plan indicates that they intend to provide this dedication. SW Gonzaga Street is currently paved, but not constructed to meet City standards. In order to mitigate the impact from this development, the applicant should construct a 1/2-street improvement adjacent to the frontage of the site. The applicant's plan indicates that they intend to provide the 1A-street improvement as a part of this project. ENGINEERING COMMENTS SDR 1999-00015 Knecht Dental Office PAGE 1 SW 70th Avenue This site also is adjacent to an unimproved strip of ROW for SW 70th Avenue. This roadway will also become a local street, constructed to meet the TTDS. At present, there is a 30-foot wide strip of ROW. In the future, an additional 30 feet would be needed from this site. The existing structure is only approximately 25 feet from the eastern property line, so there may need to be an adjustment in the ROW layout in the future to accommodate the structure. The applicant proposes to reserve a strip of land on this site for the future 30-foot ROW. They propose to record a restrictive covenant with Washington County. This concept is acceptable to the City. In the interim, the applicant's access will come from SW Gonzaga Street, and the driveway will be located in the area where the reserve strip for the SW 70th Avenue ROW will be. When SW 70th Avenue is eventually improved, a new driveway for the applicant's site will need to be constructed off SW 70th Avenue. 2. Water: This site is located within the Tualatin Valley Water District (TVWD) service area. The existing structure is presently served from the public water system. No further public water line construction is necessary. 3. Sanitary Sewer: The nearest public sanitary sewer line to this site is located west of the site in SW 72nd Avenue, which is over 500 feet away. The applicant is proposing to continue use of the onsite septic system. This option is available to properties in the Tigard Triangle that are located over 300 feet from a public sewer line. If the applicant/property owner can demonstrate that the existing on-site sanitary sewer septic system is functioning adequately to serve the new use, the City will allow the continued use of the system provided the applicant/property owner pays a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site. The fee will be calculated by the City Engineer and it shall be paid prior to issuance of the site and/or building permit. The applicant has already received confirmation from the Washington County Department of Health that the existing system is adequate for the change in use. ENGINEERING COMMENTS SDR 1999-00015 Knecht Dental Office PAGE 2 4. Storm Drainage: Storm water from this site flows to the south toward SW Gonzaga Street. The applicant's plan indicates that the new impervious area to be added to this site will be approximately 5,000 square feet. The City and USA recently completed a basin study of Fanno Creek. As a result of that study, it was found that all developments within the Fanno Creek basin shall provide onsite detention of storm water. The applicant's plan does not provide for onsite detention. The narrative suggests that preservation of grassed channels will minimize the impact of the additional storm water from the site. Staff is not sure what "grassed channels" the applicant is referring to, as there is nothing shown on the site plan to indicate that the applicant proposes to route their storm water in this manner. The plan calls for all of the onsite water to be piped to the street where it will discharge westerly in an offsite pipe that will tie to the existing ditch and culvert system downstream. Staff recommends the applicant be required to provide onsite detention of the storm water runoff created from the new impervious area. 5. 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. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plan does not propose a water quality facility. A note on the plan indicates that a "setback of 50 feet for temporary intermittent flows is required from the existing septic drain field." Based upon the exemption criteria listed in USA's Design and Construction Standards, Section 3.11 .5.d, that statement alone will not exempt this project from providing an onsite treatment facility. There may indeed be a restriction like this for surface flows, such as swales or ponds, but there are other types of treatment facilities that could be placed below ground. The applicant has not satisfied the exemption criteria in the USA manual and ENGINEERING COMMENTS SDR 1999-00015 Knecht Dental Office PAGE 3 should either provide a facility or provide a more compelling argument as to why they should be exempted. Assuming the applicant will provide an onsite facility, and to ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates 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. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Gonzaga Street. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 112 lineal feet; therefore the fee would be $ 3,080.00. ENGINEERING COMMENTS SDR 1999-00015 Knecht Dental Office PAGE 4 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 1 . Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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). 2. 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Additional right-of-way shall be dedicated to the Public along the frontage of SW Gonzaga Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. ENGINEERING COMMENTS SDR 1999-00015 Knecht Dental Office PAGE 5 5. Prior to issuance of the site and/or building permit, the applicant shall record a restrictive covenant reserving the east 30 feet of property for future right- of-way for SW 70th Avenue. 6. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Gonzaga Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 18feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees between the curb and sidewalk spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Gonzaga Street in a safe manner, as approved by the Engineering Department. 7. A profile of SW Gonzaga Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 8. Prior to issuance of the site and/or building permit, the applicant/property owner shall pay a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site, and will be calculated by the City Engineer. 9. Prior to issuance of the site and/or building permit, the applicant shall submit a revised storm drainage plan to the Engineering Department and Building Division indicating that onsite detention will be provided. The detention system shall be reviewed and approved by the City prior to construction. 10. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed ENGINEERING COMMENTS SDR 1999-00015 Knecht Dental Office PAGE 6 maintenance plan shall be submitted along with the plans and calculations for review and approval. 11. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 12. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 13. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 14. 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. 15. The applicant shall either place the existing overhead utility lines along SW Gonzaga Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,080.00 and it shall be paid prior to final building inspection. \\tig333\usr\depts\eng\brlanr\comments1sdr\sdr1999-00015.bd r doc ENGINEERING COMMENTS SDR 1999-00015 Knecht Dental Office PAGE 7 REQUEST FOR COMMENTS CITTY�OrF TIIGARD Community(DeveCopment Shaping Better Community DATE: September 8,1999 TO: Nadine Smith,Advanced Planning Supervisor RECEIVED PLANNING FROM: City of Tigard Planning Division SEP 2 9 1999 STAFF CONTACT: Julia Powell Hajduk,Associate Planner Ex4Ohl CITYoFT Phone: [5031639-4171/Fax: [5031684-7297 IGARD SITE DEVELOPMENT REVIEW[SDR]1999-00015/VARIANCE[VARI 1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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: 14 - ►► (YCease provide the folrowing information)Name of Person(s)Commenting: I Phone Number[sl: I SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS 2 V "V jU 'j REQUEST FOR COMMENTS CITY TIGA. ARD Community(Ueve(opment Shaping A Better Community DATE: September 8,1999 RECEIVED PLANNING TO: Julia Huffman,USA/SWM Program SEP 291999 � � LE FROM: City of Tigard Planning Division CITY OF TIGARD SEP 0 9 1999 STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x407) Phone: (503)639-4171/Fax: (503)684-7291 By SITE DEVELOPMENT REVIEW[SDR)1999-00015/VARIANCE[VARI 1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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: v (clease provide the forfawing information)Name of Person(s)Commenting: I I Phone Number(s): SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: September 21, 1999 TO: Julia Hajduk, City of Tigard FROM: Julia Huffman, USA SUBJECT: Dr. Anna Knecht Dental Office, SDR 1999-00015/VAR 1999-00020 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. 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 R&O 96-44. 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. SENSITIVE AREA A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The creek, wetland/sensitive area shall be identified on plans. DIVISION OF STATE LANDS/CORPS OF ENGINEERS A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 :dAuiesa S eaAS Muusod a3ti % ILLial 104 Salk t ...__mob.�� ,,,mot. �,..,. ' ies ,..* - euili pi � �� ►, ��=�"'� � {ice um'• a as ma origlia SOMA 1 I c‘"wir4.1vid r % 1101 REQUEST FOR COMMENTS CITY TIGARD Community(Devetpment ShapingA Better Community DATE: September 8,1999 TO: Lori Donley,US West Communications RECEIVED PLANNING FROM: City of Tigard Planning Division SEP 1 7 1999 CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x4071 Phone: (503)639-41111 Fax: (503)684-7297 SITE DEVELOPMENT REVIEW(SDRI 1999-00015/VARIANCE(VARI 1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The 1 project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 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: SEPTEMBER 22,1999. 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: ova` ��� J\ \r ti.�� ti (�PCease provide the fotrowing information)Name of Person[s)Commenting: � Phone Number(s): xN, ) SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY TIIGARD Community Development Shaping Better Community DATE: September 8,1999 RECEIVED PLANNING TO: Acting Building Official SEP 1 7 1999 FROM: City of Tigard Planning Division CITY OF TIGARn STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x407) Phone: (503)639-4171/Fax: (503)684-1297 SITE DEVELOPMENT REVIEW[SDR)1999-00015/VARIANCE[VAR)1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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: ed� � �,„t1 J r� �>"� e>v,„ 1 of (,)7 of tIGArro 1 -f3 loll +�1 /4-/( tJ1 .4 n) I To e.xl - try( //2-0 flop-e 3 A- Si f-e azer'M , -1— (1 r.et ai I/ 'Li 0).1 11--• � �1 M e c Pee t- 17 rf1L' ,/rr.( 4J c.,� ! ) 41 ere(/' Yf q CL fir f- 1 1 !! t'e. i.-777-;>, 2-3-0 of H, 7^,.oI )- y'' ma )1 /J v (Please provide the following information)Name of Person(s)Commenting: I Phone Number(sl: ' g() SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS 09/14/99 TUE 12:48 FAX 503 591 0986 TVWD ENGINEERING Z001 REQUEST FOR COMMENTS CITY OF TIGARD Community,Development S(aping A Better Community DATE: September 8,1990 TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: ha Powell Hajduk,Associate Planner[x4071 clu Phone: (5031639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW MDR)1999-00015/VARIANCE[VARI 1999-00020 DR.ANNA KNECHT DENTAL OFFICE ' REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other inforu- '-'=e our staff, a report and recommendation will be prepared and a decision will be rendered •• e proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS B'CK :Y: SEPTEMBER 22,1999. You y use the space provided below or attach a separate letter to return your commen .. U you are unable to r d by the above date, please phone the staff contact noted above with your comments and onfirm ments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. LPLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: XWe have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Please provide the following information)Name of Person[sl Commenting: - H947,/,,Phone Number[sl: Sc g= 3o 5 • REQUEST FOR COMMENTS CITY OF TIGARD Community(Development SliapingA Better Community DATE: September 8,1999 TO: Michael Miller,Operations Utility Manager RECEIVED PLANNING FROM: City of Tigard Planning Division SEP 1 7 1999 STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x401) CITY OF TIGARD Phone: [5031639-4111/Fax: [503)684-1291 SITE DEVELOPMENT REVIEW MDR)1999-00015/VARIANCE IVARI 1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 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: SEPTEMBER 22,1999. 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: —27:1;S i4 LIIru-in) lrc 31 r,nl V/1-1-4,e1 LJ, r- u/STnAc-'r. (Please provide the following information)Name of Person[sl Commenting: h A t V.E ALL Phone Number[sl: X sqs J SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS ' SEP-11-99 04:36PM FROM-STOEL RIVF' T-372 P.01/02 F-272 STOEL RIVES LLP ATTORNEYS STANDARD INSLTRANCE CENTER 9UU SW FIFTH MVENUE,SUIT,;:2300 PORTLAND,OREGON 97204 1268 Telephone(503)224-3380 Fax(SW)2242480 TO: Name: Fax No- Company/Firm: Office No. Julia Hajduk 684-7297 City of Tigard 639-4171 Party Thomas 590-1966 590-1965 Dr. Anna Knecht 771-4000 Name: Sender's Direct Dial: FROM: Michael C. Robinson (503) 294-9194 Client: Matter: DATE: September 14, 1999 No. Of Pages (including this cover):a Originals lit Forwarded Unless Checked: ' First Class Mail Overnight Delivery _ Hand Delivery In case of error call the fax operator at (503) 294-9508. This facsimile may contain confidential information that is protected by die attorney-clteru or work product privilege_ If the reader of this message is nor the intended recipient or an employee re sponsible for delivering the facsimile, please do not distribute this facsimile, waft us immediately by telephone, and return rl is facsimile by mail. Thank you. COMMENTS: See attached. • Ponunal-117oinS.1 00999994%XX1 SEP-75-gg 04:36PM FROM-STOEL RN' T-372 P 02/02 F-272 STOEL RIVES LL1 A T T O R N E 1 S 51ANDARD INSURANCE CENTER RECEIVED PLANNING 900 5v FIFTH nvENUt.SUITE 20o0 I'ORTLAND,OKECON 9720*-120b ?hum(5 3)22i-i3tiO Faa{5 3122U-24 G SEP 17 1999 TDD(503)221-2045 lATam.t s[xl mm CITY OF TIGARD September 14, 1999 MICHAEL C.RoBINSON Direct Dial (503)294-9194 email mcrobmsofl SW l.com VIA FACSIMILE Ms. Julia Hajduk, Associate Planner City of Tigard Community Development Department 13125 SW Hall Boulevard Tigard, OR 97223 Re: City of Tigard File Nos. SDR 1999-00015 VAR 1999-00020 Dear Julia: I have received your notice providing an opportunity for property owners to comment on this application. Please let me know if you receive any adverse comments or any comments that might suggest new issues that we have not discussed. Once the comment period closes, please let me know if you intend to impose any conditions of approval that we have not discussed or if you otherwise believe the application cannot be approved- I would like to have a chance to discuss this with you before you lake any action. Thanks as always for your courtesy and assistance . Very truly yI airs, MijPrZti) C.• Michael C. Robinson MCR:ipc cc: Ms. Patty Thomas (via facsimile) Dr. Anna Knecht (via facsimile) Pordnal-2DIISL5.1 co99-oiso2 SE.TTL= PORTIns:: V..NCOL'v El,■ n BUOE C2-1 4rnydlNCTOh.D C REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: September 8,1999 TO: Elaine Self,GTE FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x4071 Phone: [5031639-4111/Fax: [5031684-7297 SITE DEVELOPMENT REVIEW ESN!1999-00015/VARIANCE IVAR]1999-00020 DR.ANNA KNECHT DENTAL OFFICE < REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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. Peace refer to the encloser! !otter. X Written comments provided below: Y, A • 161-E"' 1111151111frA .NWPT/d - _ . EI!J& • (Please provide the forth-wing information)Name of Persons)Commenting: Phone Number(s): ( z19— _ g SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS •alt REQUEST FOR COMMENTS CITY O ,GARD Community(Development Shaping Better Community DATE: September 8,1999 TO: John Roy,Property Manager/Operations Department FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x401) Phone: (503)639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW MDR)1999-00015/VARIANCE MARI 1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 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: SEPTEMBER 22,1999. 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: v � (1P cise provide the following information)Name of Person(s)Commenting: I Phone Number[sl: SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS Sep-10-99 07 : 20A TCI St .Helens 503 _.397 5686 P.02 REQUEST FOR COMMENTS CI IGGARD ('ont mu It llv.1)tygf tfrlieir .ijiajtirr/1;1(&'t ter(our rurrnay DATE: September 8,1999 TO: Pat McGann,Tel Cablevision FROM: City of Tigard Planningpivision STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x4071 Phone: [503)639-4171/Fax 15031684-7297 SITE DEVELOPMENT REVIEW[SDR11999-00015/VARIANCE[VAR)1999-00020 r DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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: ..._ (AJm'j,r,.t ode ifie Jtlf>win.j ttfur,t,alu,tt)Name of Person[sl Commenting:' P'�igit/A./ Phone Number[sl: G (' _ V 3 J SI)R 1999-00015/VAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE RFni IFCT Fnp rnn.nnFMTC Sep-10-99 07 : 21A TCI S#. _Helens 503 . 397 5686 P.03 REQUEST FOR COMMENTS CITY OF TIGGARD ('omnr«rritv4I)' elopnrent .1'liapmg ,Better('onrrnrrrtlhy DATE: September 8,1999 TO: Pat McGann,TCI Cablevision FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: (5031 639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW(SDR)1999-00013/SETBACK ADJUSTMENT[VAR)1999-00022 MEYER SIGN COMPANY BUILDING REQUEST: The applicant has requested Site Development Review approval to construct a 14,000 square foot tilt-up concrete structure and associated site improvements. The applicant is also requesting a variance to the front yard setback to reduce the setback from 35 feet to 0 feet. LOCATION: SW 74th Avenue, between SW Bonita Road and SW Durham Road; WCTM 2S112DB, Tax Lot 00600. ZONE: Industrial Park; I-P. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.530, 18.705, 18.745, 18.755, 18.765, 18.775, 18.790, 18.795 and 18.800. 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. SEPTEMBER 22, 1999. 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: v (I'tease hroorilr the fidli,tcrntf information)Name 01 Personlsl Commenting:' /-/T /)// �1 i9A/A/ [Phone Number[sl: 6 0,3 - Ys,,, I SDR1989-00013NAR1999 00022 MEYFR.cInN('nnnvnnry RI HI nir.r_ �� REQUEST FOR COMMENTS CITY TIGARD Community(Development Shaping Better Community DATE: September 8,1999 RECEIVED PLANNING TO: Brian Moore,PGE Service Design Consultant SEP 1 3 1999 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x4011 Phone: (5031639-4111/Fax: (5031 684-1291 SITE DEVELOPMENT REVIEW(SDR)1999-00015/VARIANCE(VAR)1999-00020 RR,ANNA KNFCHT 11FNTA1 OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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: ti (Please provide the folrouring information)Name of Person(s)Commenting: I Phone Number(s): Awoc,, I SDR 1990-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS REQUEST FOR COMMENTS CIT�TIGARD Community(Development ShapingA Better Community DATE: September 8,1999 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: C ity of Tigard Planning Division SEP 1 0 1999 STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x4011 Phone: 15031639-4111/Fax: 15031 684-1291 CITY OF TIGARD SITE DEVELOPMENT REVIEW[SDRI 1999-00015/VARIANCE[VAR)1999-00020 ➢ DR.ANNA KNECHT DENTAL OFFICE < REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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. PL SE 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: v ti ('lease provide the foltoiving information)Name of Person[sl Commenting: J �o F Phone Number(s): x Zip I SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS r AX n 4 REQUEST FOR COMMENTS CITY OF TIIGARD Community Development ShapingA Better Community DATE: September 8,1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x4011 Phone: [503)639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MDR)1999-00015/VARIANCE[VAR)1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 22,1999. 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: ti Please provide the following information)Name of Person[sl Commenting: I Phone Number(s): I SDR 1999-00015NAR1999-00020 DR.ANNA KNECHT DENTAL OFFICE REQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE a COMMUNITY DEVELOPMENT APPLICATIONS j CITArea: (C) [El (SI [WI CITIZEN INVOLVEMENT TEAMS G]Place for review In Ulna CU Boo (sl FILE NOISI.: _)Iftc%'999-over )/ vTA i 7 r- FILE NAME(SI: . .. I ;A o1 CITY OFFICES - _LONG RANGE PLANNING/Nadine Smith,surxn,.9« _COMMUNITY DVLPMNT.DEPT./orpn,nt svce Technicians iTPOLICE DEPT./Jim Wolf,Crime Prevent.)Officer _BUILDING DIV./David Scott,&aidvgoe cia _ENGINEERING DEPT./Brian Rager,ouPmni ReviwEnainee, WATER DEPT./Michael Miller,utlilKSManage( —CITY ADMINISTRATION/Cathy Wheatley,City Recorder _OPERATIONS DEPT./John Roy,Property Manager _OTHER SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE* TUALATIN VALLEY WATER DISTRICT*_UNIFIED SWRGE.AGENCY Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS _CITY OF BEAVERTON * _CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97310-1337 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(CPas/ZOAs) Larry French PO Box 2946 _CITY OF KING CITY * 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager OR.DEPT.OF ENERGY Salem,OR 97301-2540 15300 SW 116th Avenue Bonneville Power Administration _WASHINGTON COUNTY King City,OR 97224 Routing TTRC–Attn:Renae Ferrera OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Trans. PO Box 3621 Aeronautics Division 155 N.First Avenue CITY OF LAKE OSWEGO * Portland,OR 97208-3621 Tom Highland,Planning Suite 350,MS 13 Planning Director _ 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 OR,DEPT.OF ENVIRON.QUALITY Salem,OR 97310 _Brent Curtis(cPAs) Lake Oswego,OR 97034 811 SW Sixth Avenue _Scott King(CPA's) Portland,OR 97204 ODOT,REGION 1 * Mike Borreson(Engineer) _CITY OF PORTLAND Sonya Kazen,Donprm.Rev coord _Jim Tice(IGAs) David Knowles,Planning Bureau Dir. 123 NW Flanders _Tom Harry(current PI Apps) Portland Building 106,Rm. 1002 Portland,OR 97209-4037 _Phil Healy(current Pi.Apps) 1120 SW Fifth Avenue _Sr.Cartographer(cPAaCAi,uv r. Portland,OR 97204 _ODOT,REGION 1 -DISTRICT 2A* _Jim Nims(ZC.)MS 15 Jane Estes,Permit Specialist _ODOT,REGION 1 -DISTRICT 2A 5440 SW Westgate Drive,Suite 350 Right-of-Way Section(Vacations) Portland,OR 97221-2414 Rick Reeves 123 NW Flanders Portland,OR 97209-4037 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,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.RJR METRO AREA COMMUNICATIONS TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann Michael Kiser,Project Planner 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court 710 NE Holladay Street Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 Portland,OR 97232 Beaverton,OR 97006-4886 PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY , GENERAL TELEPHONE US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Lori Dorney,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: 0R030546 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 ICI CABLE(Apps Eel ialuNof99W) 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 * - INOICAUCS AUTOMATIC NOTIFICATION If WITtIIM BOO. OF MC$UBJCCV RNOBCATT FOR wArl°/au CI "stoners. f&OJCCr PLANNER IS RCfPONSIOLL FO&INOICATINC'wants TO MOIIFYj h\pattytmasters\rtcnotice.mst 22-Apr-99 AFFIDAVIT OF MAILING CITY OFTIOARD Community Deve(opment Shaping)1 Better Community STArlfE OF OREGON County of Washington )ss. City of Tigard I, 'Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Bon(s)eels.) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: C AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director © NOTICE OF DECISION FOR: SDRI999-00015/VAR1999-00010— DR.ANNA KNECHT DENTAL OFFICE AMENDED NOTICE (File No/Name Reference) Q City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File No./Name Reference) (Date of Pubic Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: 'T' AMENDED NOTICE (File No./Name Reference) (Date of Public Hearings) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF: (type Kind of Nooce) FOR: (Fie No."Name Reference) (Date of Public Hearing,of applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[Sl of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", • the 25'n day of OctoberL1999, a9d deposited in the United States Mail on the 25'" day of October,1999, postage p -paid. / /1'■ ' :.✓ . Jr Tr." {Berson.Wrat Prepare. Notic:) ,^ Subscribed and sworn/affir -d bef6re me on the /L day of , y`' •=1 OFFICIAL SEAL c ;" f I I 'DIANE M JELDERK3 , -`I NOTARY PUBLIC-OREGON I I ' I ' COMMISSION NO.328578 7 �) MY COMMISSION EXPIRES SEPT.07,2003 My Commission Nikes: £XIJ NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 1999-00015 4 VARIANCE (VAR) 1999-00020 CITY OFTIGARD ( ) Community Devefopment DR. ANNA KNECHT DENTAL OFFICE Shaping A Better Community 120 DAYS = 12/24/99 SECTION I. APPLICATION SUMMARY FILE NAME: DR. ANNA KNECHT DENTAL OFFICE CASE NO.: Site Development Review SDR1999-00015 Adjustment VAR1999-00020 PROPOSAL: The applicant has requested Site Development Review approval to convert an existing dwelling unit into a dental office. APPLICANT/ Anna Knecht APPLICANT'S Mike Robinson OWNER: 10483 SW Bonanza Way REP: Stoel Rives, LLP Tigard, OR 97224 Standard Insurance center 900 SW Fifth Avenue, Ste 2600 Portland, OR 97204 APPLICANT'S Leonard Rydell ENGINEER: 601 Pinehurst Drive Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. LOCATION: 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The subject site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in Section IV of the full decision, available at Tigard City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 25, 1999, AND BECOMES EFFECTIVE ON NOVEMBER 9, 1999, UNLESS AN APPEAL IS FILED. Appeal: 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 3:30 PM ON NOVEMBER 8, 1999. 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. asrt.. SI _ F Il:: .__ t4 E-.'a'-: ,:' ':1111P-r:,.2n rz,41' ! 0 \\ 4v'. 4 7 a `i e.`0 ,J Z i. . .7 RI ` te . ao a a._ FM i ;'-'- - < .--SW GONZAGA STREET - 'P''• -1 ��. -4' F.t 1. awl"{- . d. 1 SITE PLAN t SORI999400I5 WI999-0DD20 EXHIBIT MAP N DA ANNA RNECHT rs„a n sr�e DENTAL OFFICE M1 VICINITY MAP ELMHUR5 _ — ' „ SDR1999-00015 _ - _ ) VAR1999 00020 , -- DR. ANNA KNECHT iDENTAL OFFICE 7 I 1111111i Nib \ • I IV ✓( ' City \ : o..r \ O. * '1)■f<rn9- 00015 EXHI 13 2S101AA-08300 2S101AA-08302 ROTH J T JR&THERESA SZAMBELAN PETER J&ELOISE M 12600 SW 72ND AVE STE 200 4500 KRUSE WAY#300 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 • 2b101AA-08500 2S101AA-08600 ROT�I yR•&THERESA PEIRCE STEPHEN W AND 12600 SW 721st9�V E STE 200 12525 SW 68TH TI.OARD,OR 97223 TIGARD,OR 97223 2S 01AA-08700 2 101AA-08800 ROT JR ERESA RO - . T JR : ERESA 12600 2 E STE 200 12601 -• • I AVE STE 200 ARD,OR 97223 • ARD,OR 97223 2S101AA-09100 2S101AA-09101 TIGARD CORPORATE CENTER KINDRICK ALFRED F&DIANNE M 15400 MILLIKAN WAY 12560 SW 70TH AVE BEAVERTON,OR 97006 TIGARD,OR 97223 2S101AA-09108 2S101AA-09600 R&D PROPERTY DEVELOPMENT LLC KINDRICK ALFRED F AND 7991 SW MOHAWK ST 12560 SW 70TH AVE TUALATIN,OR 97062 TIGARD,OR 97223 2S101AA-09700 2S101AA-09800 DANA MARK R T JR& .4-11`_RESA 12585 SW 68TH AVE 12600 AVE STE 200 TIGARD,OR 97223 .IC RD,OR 972 3 2S101AB-01000 2S101AB-02000 HAMPTON PARK LLC BERMAN JOHN M& 4000 KRUSE WAY PL BLD 1 STE 275 7175 SW BEVELAND RD#210 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S101AB-02100 2S101AB-02200 ANDRUS MICHAEL RYAN CASEY EDWARD L JR&JOANNE F 7155 SW BEVELAND ST 7085 SW BEVELAND RD PORTLAND,OR 97223 PORTLAND,OR 97223 2S101AB-02201 2S101AB-02300 SCRIVNER RONNY E/JILL A BOLON DEAN N 7115 SW BEVELAND ST 4022 NE LADDINGTON CT TIGARD,OR 97223 PORTLAND,OR 97232 2S101AB-02400 2S101AB-02500 ZEEK VELMA EDWARDS SHIM STEVE S&JANET H 7060 SW BEVELAND 14347 SW KOVEN CT TIGARD,OR 97223 TIGARD,OR 97224 101AB-02800 / 2S101AC-00100 ZEE LMA-E WARDS KNECHT ANNA M 7U60 SYV B LAND 20135 SW BONANZA WAY -TI6ARD,OR 97 3 TIGARD,OR 97224 2'::101 AC-00200 2S1.Q1 AC-00300 DAVIS SHIRLEY A WEAVER- ICH D&GAIL B 4225 PENN ST 7075 SW G GA ST LONGVIEW,WA 98632 T.FGARD,OR 9722 2S 101 AC-00400 2S 101 AC-00600 WEAVER MICHAEL D&GAIL B ROTH JACOB T JR&THERESA A 7075 SW GONZAGA ST 12600 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AC-00700 101AC-00800 PAULY SHERMAN R PAUL EWAN R PO BOX 23684 PO BOX 23 TIGARD,OR 97281 TARD,OR 97281 2S101AC-00900 2S101AC-01000 TOMMY BOB L SUDIE E GIESZLER JACOB F 7120 SW GONZAGA 18206 SW FALLATIN LOOP TIGARD,OR 97223 ALOHA,OR 97007 2S101AC-01100 2S101AC-01300 HUGHES JOSEPH KAISER FOUNDATION HEALTH 7035 SW HAMPTON 3600 N INTERSTATE AVE TIGARD,OR 97223 PORTLAND,OR 97227 2S101AC-01400 2S101AC-01600 DALBEY KURT H NEIMEYER JOHN 7125 SW HAMPTON 25 82ND DR STE 200 PORTLAND,OR 97008 GLADSTONE,OR 97027 2S101AD-02400 2S101AD-02700 WESTERN EVANGELICAL SEMINARY MCCROSKEY JOHN B PO BOX 23939 1380 MORNING SKY CT PORTLAND,OR 97281 LAKE OSWEGO,OR 97034 2S101AD-02800 2S101AD-02900 MORTON DON R AND CYNTHIA SUE ROTH J T JR&THERESA A 3109 NE BROADWAY 12600 SW 72ND AVE#200 PORTLAND,OR 97232 TIGARD,OR 97223 2S101AD-03000 2S101AD-03100 KF LLC WESTON INVESTMENT CO 7407 SW HUNT CLUB DR 2154 NE BROADWAY PORTLAND,OR 97223 PORTLAND,OR 97232 AFFIDAVIT OF MAILING CITY OF TIOARD Community(Development S(taping A Better Community sr/ATE of oREGoN ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below} NOTICE OF PENDING LAND USE APPLICATION FOR: _ AMENDED NOTICE (File No./Name Reference) - City of Tigard Planning Director E3 NOTICE OF DECISION FOR: SDRI999-00015/VAR1999-00020- DR. ANNA KNECHT DENTAL OFFICE AMENDED NOTICE (File NoJName Reference) D City of Tigard Planning Director C NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File NoJName Reference) (Date of Public Bearing) • City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR: ")-7 _ - 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 Li NOTICE OF: (Type/Kind of Notice) FOR: (File NoJName 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 Exhibit"B on the 25ti day of October 1999 d •eposited in the United States Mail on the 25th day of October,1999, postage •repaid. . c • (Person tha "r-:. : No1.444 ubscribed and sworn/affirmed befor a on the ( day of /. ... ":, OFFICIAL SEAL 1A /J ='r;°;':' DIANE M JELDERKS NOTARY PUBLJC-OREGON COMMISSION NO 326578 My Commission Expires: 7 03 MY COMMISSION EXPIRES SEPT.07,2003 EXHIBIT A '111000 NVEll1110011011 ;m DMITIMPMENTITtINEDI v 0111-0 !1� ADJUSTMENT M'VARI,1999-00020 CITY OF MARC p Comm umt 041444 Qt t DR.ANNA KNECHT DENTAL OFFICE Shaping t B8 8t community 120 DAYS = 12/24/99 SECTION I. APPLICATION SUMMARY FILE NAME: DR. ANNA KNECHT DENTAL OFFICE CASE NO.: Site Development Review SDR1999-00015 Adjustment VAR1999-00020 PROPOSAL: The applicant has requested Site Development Review approval to convert an existing dwelling unit into a dental office. APPLICANT/ Anna Knecht APPLICANT'S Mike Robinson OWNER: 10483 SW Bonanza Way REP: Stoel Rives, LLP Tigard, OR 97224 Standard Insurance center 900 SW Fifth Avenue, Ste 2600 Portland, OR 97204 APPLICANT'S Leonard Rydell ENGINEER: 601 Pinehurst Drive Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. LOCATION: 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The subject site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development em's4esignee has APPROVED the above request subject to certain conditionsolf.lp and conclusions on which the decision is based are noted in � 1/. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence complying with the tollowing conditions to the Planning Division. Staff contact: Julia Hajduk. 1. Prior to any site work, tree protection fencing must be in place to insure that no trees are harmed during the constriction of the parking area. 2. Record the reservation easement document as proposed. This document must be reviewed and approved by Staff prior to recording. 3. Submit a revised plan that shows the walkway from the building entrance to the existing concrete driveway is 6 feet wide and show that a portion of the existing concrete driveway will be marked with a 6-foot-wide pedestrian path to the sidewalk along the street. 2. Submit a revised plan that shows weather protection will be provided at the main entrance to the building. Staff also recommends weather protection be provided at the front entrance to the building. 5. The adjustment to the 30-foot access width standard is valid only as long as SW 70th Avenue remains unimproved. When SW 70th Avenue is improved, the access must be relocated to take access from SW 70th Avenue. In order to insure that this condition is tied to the parcel, the applicant must record a restriction to go with the deed that requires the access to be relocated to SW 70th Avenue when it is improved adjacent to the subject site. This document must be reviewed and approved by Staff prior to recording and a copy of the deed restriction shall be submitted to the City upon recording. 6. Submit a revised plan that shows either a 6-foot wall will be constructed instead of the existing 6-foot fence or that shows the parking lot adjusted two feet to the south to provide an 8-foot buffer exclusive of the 3-foot vehicle overhang area. 7. Submit a landscape plan that shows the landscaping provided in the buffer area will meet the standards of Section 18.745.2. 8. Submit a revised site plan that shows the proposed parking space dimensions will be 18.5 feet including the 3-foot vehicle overhang instead of the 18 feet proposed. If compact spaces are proposed, they must be clearly identified and must be at least 7.5 feet x 16.5 feet including the vehicle overhang. 9. Submit a revised plan that shows directional signs will be provided identifying the bicycle parking location. 10. Submit details of the bike rack to be used. 11. Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards. Submit the following to the Engineering Department. Staff Contact: Brian Rager. 12. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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). NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 2 OF 23 13. 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. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 15. As indicated by the project plans, additional right-of-way (ROW) shall be dedicated to the public along the frontage of SW Gonzaga Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of- way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 16. Prior to issuance of the site and/or building permit, the applicant shall record a restrictive covenant reserving the east 30 feet from centerline of SW 70t Avenue for future right-of-way. 17. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Gonzaga Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface run-off; E. 6-foot concrete sidewalk; F. street trees between the curb and sidewalk spaced per the Tigard Triangle Design Standards (TTDS) requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Gonzaga Street in a safe manner, as approved by the Engineering Department. 18. A profile of SW Gonzaga Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. Prior to issuance of the site and/or building permit, the applicant/property owner shall pay a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site, and will be calculated by the City Engineer. 20. Prior to issuance of the site and/or building permit, the applicant shall submit a revised storm drainage plan to the Engineering Department and Building Division indicating that on-site detention will be provided. The detention system shall be reviewed and approved by the City prior to construction. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 3 OF 23 21. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 22. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 23. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED OR OCCUPANCY: 24. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 25. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF' will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 26. The applicant shall either place the existing overhead utility lines along SW Gonzaga Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,080 and it shall be paid prior to final building inspection. 27. The site shall be constructed as per the approved plans. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The property is currently developed and has been used as a single-family residence. The applicant applied for and was denied approval to change the use previously (SDR 98-0009). This application is submitted less than a year after the previous denial because of the change in the Community Development Code and changes in the proposal constituted a significant change. Vicinity Information: The subject site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. The property to the west and south along SW Gonzaga Street is currently developed with single-family residences. The zoning of all surrounding properties is Mixed Use Employment (MUE). The zoning permits commercial businesses and the two properties directly to the west of the subject parcel are currently illegally operating as commercial businesses. Planning Staff and the Code Compliance Specialist are aware of NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 4 OF 23 this and action is under way to bring these sites into compliance. The owner of the parcels has attended a pre-application conference and is moving forward in applying for Site Development Review. The property to the east across the SW 70th Avenue right-of-way, has received approval for the construction of a dental office. The properties to the north have access onto SW Beveland Street and several of those homes are operating commercial businesses. Site Information and Proposal Description: The site is identified as 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The site is within the Tigard Triangle, therefore, the Tigard Triangle Design Standards apply. The site is currently developed with a single-family residence. The proposal is to convert the existing structure to an office and to pave the parking areas. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 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:' Impact Study: 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 is required to construct 1/2 street improvements along SW Gonzaga. In accordance with Section 18.164.030.A and J and consistent with the Tigard Triangle Design Standards, the applicant is required to pay for and construct their portion of the local street fronting the property. In order for the local street system to function to serve all properties at buildout, streets meeting minimum standards must be provided. The required improvements provide for the share of local street improvements needed to serve this development in conjunction with the standard improvements that are required of all other properties. All new commercial developments are required to have approved access on a local street. Customers of a commercial establishment on a local street utilize the local street network. Because a commercial development on a local street is only contributing to improvements to their frontage, the local street improvement is proportional to the impact which that use has on the rest of the local street system. In other words, the applicant is only paying for their portion or segment of the local street system. With the improvements, the applicant will be providing services that will be adequate to serve the needs of the proposed use. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are 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% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $174. The total TIF calculated for a residential conversion to a dental office is $5,333.10 (40.65 trips - 10 trips credited for residence x $174). The City Engineer has estimated that the value of commercial land for dedication purposes is $3 per square foot. Based on a 5-foot dedication for 112 feet, the cost of dedication is estimated to be $1 ,680. Upon completion of this development, the applicant will be required to pay TIF's of approximately $5,333. Based on the estimate that NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 5 OF 23 total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is $16,665 ($5,333 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $5,333, the unmitigated impact can be valued at $11 ,332. Given these estimates ($1 ,680 dedication), the dedication requirement meets the roughly proportional standard. The cost of the street improvements is not reviewed for proportionality, as the requirement to have access to a commercial site from an approved street is necessary to meet the minimum City standards for pedestrian-vehicular safety and drainage. As stated previously in this Impact Analysis, because all development requires use of the public street network, and local streets are not covered by the TIFs, the requirement to improve local streets is proportional to the use the development has on the rest of the local street network. The street improvement and dedication requirements is discussed in this decision under Street and Utility Improvements Standards. TIGARD 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, including remodeling and renovation projects resulting in 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 loy the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Because the proposal involves an existing structure, the following Design Standards do not apply: A. Site Design Standards including: building placement, building setback, front yard setback design; and B. Building Design Standards including: ground floor windows, building facades, weather protection, building materials, roofs and rooflines, and roof-mounted equipment. THE FOLLOWING DESIGN STANDARDS ARE APPLICABLE TO THIS DEVELOPMENT: Street Connectivity All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: A. Local street spacing shall provide public street connections at intervals of no more than 660 feet. B. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: A. Local street spacing shall occur at intervals of no less than eight 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. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 6 OF 23 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 applicant's narrative states that the performance option has been met because the existing Vcal street spacing in the area allows vehicle and pedestrian trips to an arterial (SW 72 Avenue) via SW Gonzaga Street. The narrative indicates that local street spacing occurs at the required interval. Because SW Gonzaga Street only extends between SW 72nd Avenue and SW 70th Avenue (once it is improved), this is less than a mile and, therefore, the number of intersections per mile is reduced proportionately to the fraction of a mile. In this case, the length of SW Gonzaga Street is approximately 645 feet. With the intersection of SW 72nd Avenue and the intersection of SW 70th Avenue, this represents more than 1 intersection per mile. Because SW 70th Avenue is not dedicated or improved, the performance option is not actually met. Because the cost of dedication and improvement of this street is not proportional to the cost of development, the City can not condition approval of this proposal to dedicate and improve SW 70th Avenue, but also, can not approve the proposal unless it meets all of the standards. The applicant has addressed this requirement and the proportionality issue by showing on their plans how they can accommodate the future extension of SW 70th Avenue without creating a non-conforming site. The applicant has also proposed to record a reservation easement that will insure that no structures will be located within the area that will be needed to extend SW 70th Avenue in the future. This document will also bind the future property owners to not oppose selling the necessary property to the City at a fair market value if and when the street is extended. By proposing these measures, the applicant is satisfying the performance option standard. FINDING: Because the local street spacing does not meet the performance option without the reserve strip proposed, the standard has not been met until the reserve strip with the provisions proposed is recorded. If the reserve strip is recorded as proposed, the performance option will be met. CONDITION: Record the reservation easement document as proposed. This document must be reviewed and approved by Staff prior to recording. 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. Southwest Beveland Street is not 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. This standard does not apply because the building is existing and no additions are proposed. In the future, any additions will be required to bring the existing building more closely into conformance by expanding closer to the street. 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 NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 7 OF 23 materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. Because the proposal involves a conversion and the building is outside the 0-10 foot setback, this standard does not apply. However, general landscaping requirements do apply and will be addressed 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 5-foot-wide sidewalk will be provided from the front entrance to the existing concrete driveway. In order to meet this standard, the proposed walkway must be 6 feet wide and the pedestrian area on the existing driveway must be clearly marked. 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 proposal does not involve a "newly constructed" building, however, the applicant will be providing parking in the rear of the existing building. FINDING: Because the proposed walkway is not 6 feet wide and is not clearly marked on the existing driveway, the standard has not been satisfied. If the applicant submits a revised plan that shows the walkway from the building entrance to the existing concrete driveway is 6 feet wide and shows a portion of the existing concrete driveway will be marked with a 6-foot-wide pedestrian path to the sidewalk along the street, this standard will be met. CONDITION:Submit a revised plan that shows the walkway from the building entrance to the existing concrete driveway is 6 feet wide and show a portion of the existing concrete driveway will be marked with a 6-foot-wide pedestrian path to the sidewalk along the street. 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. Because the building is outside the 0-10 foot building setback, this standard does not apply. 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. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 8 OF 23 Because the building is existing and no exterior changes are proposed, this standard does not apply. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The applicant's narrative indicates that this standard does not apply. Staff has determined, however, that this standard must be met even though the structure is existing. The plans must, therefore be revised to provide a canopy at the main building entrance (in the rear) and preferably in the front entrance as well. 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 existing structure complies with 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 existing building does not have a false front or false roof and none are proposed, 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. The applicant has indicated that the building will have no roof mounted equipment. FINDING: Based on the above analysis, all of the Building Design Standards have not been fully met. If the applicant complies with the condition specified below, this standard will be met. CONDITION: Submit a revised plan that shows weather protection will be provided at the main entrance to the building. Staff also recommends weather protection be provided at the front entrance to the building. Signs: In addition to the requirements of Chapter 18.114 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 (18.114.130 D). Sign Area Limits: The maximum sign area limits found in 18.114.130 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. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 9 OF 23 Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not indicated signs are proposed. If a sign is requested, it must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY signs located on the property. FINDING: Because compliance with sign codes will be required if and when a sign permit is applied for, these standards have been satisfied. Landscaping And Screening: Two 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 define 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 3 1/2-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. Any tree planted in excess of a 2- inch caliper shall be eligible for full mitigation credit. 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 2 1/2-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 years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-1 and L-2 landscape standards defer to the planting standards of Chapter 18.745. Compliance with the Landscaping and Screening standards is discussed further in this decision. FINDING: Because the landscape standards of Chapter 18.745 are required in-lieu of the L-1 or L-2 landscape standards, and because the landscape standards of Chapter 18.745 are discussed further in this decision, the landscaping and screening standards of the Tigard Triangle have been satisfied. GENERAL APPROVAL CRITERIA FOR SITE DEVELOPMENT REVIEW 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, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the following Code Chapters which are also listed under Section 18.360.090.A.1: 18.350 (Planned Developments), 18.775 (Sensitive Lands), 18.715 (Density Computations), or 18.750 (Manufactured/Mobile Home Regulations) These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 10 OF 23 Variances and Adjustments (18.370) In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. The applicant is requesting an adjustment to the access width requirement. The code requires 30 feet of access with 24 feet of pavement. Due to the location of the existing structure on the site, it is not possible to provide the 30-foot width. The applicant is, however, providing 24 feet of pavement. The criteria for granting an adjustment are discussed below. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: It is not possible to share access; The existing driveway is on the east side of the house, adjacent to SW 70th Avenue. Shared access with the property to the west is not possible as it would require crossing the existing septic system. There are no other alternative access points on the street in question or from another street; As discussed above, there are no alternative access points from SW Gonzaga Street. At this time, it is not possible to gain access from SW 70th Avenue because it is unimproved. The parking is arranged in a way that, when SW 70th Avenue is improved, access can be re-configured to allow access from SW 70th Avenue. Because SW 70th Avenue is unimproved and not proposed or required to be improved as part of this application, this standard is satisfied. The access separation requirements cannot be met; This standard is not applicable because the request does not involve access separations. The request is the minimum adjustment required to provide adequate access; As discussed above, the adjustment is the minimum to meet the needs at this time. When SW 70th Avenue is improved, the applicant can take access off of SW 70th Avenue and this adjustment will no longer be necessary. In order to insure that this request is the minimum needed, it must be limited to insure that access conforms once SW 70th Avenue is improved and the required access can be accommodated. A condition of approval is, therefore, warranted. The approved access or access approved with conditions will result in a safe access; and The applicant will continue to have 24 feet of pavement which facilitates 2-way traffic and will not create a hazardous traffic situation. The visual clearance requirements of Chapter 18.795 will be met. As discussed further in this decision, this standard is satisfied. FINDING: Based on the analysis above, the adjustment standards will be met if the condition below is met. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 11 OF 23 CONDITION: The adjustment to the 30-foot access width standard is valid only as long as SW 70th Avenue remains unimproved. When SW 70th Avenue is improved, the access must be relocated to take access from SW 70th Avenue. In order to insure that this condition is tied to the parcel, the applicant must record a restriction to go with the deed that requires the access to be relocated to SW 70th Avenue when it is improved adjacent to the subject site. This document must be reviewed and approved by Staff prior to recording and a copy of the deed restriction shall be submitted to the City upon recording. Landscaping and Screening (18.745 and 18.360): Street trees: Section 18.745.040 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 required 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). This standard is modified by the Tigard Triangle Design Standards. The property has approximately 112 feet of frontage on SW Beveland Street. The Tigard Triangle Design Standards require street trees along a local street to be broad spreading and planted 22 feet on center between the sidewalk and the street. The applicant has not submitted a plan that shows street trees will be planted. Staff has determined that 3 street trees can be planted on the site that will be outside of the vision clearance area and accessway and will meet the spacing requirements. Land Use Buffering and Screening: Section 18.745.080 requires that at a minimum the buffer between a proposed commercial use and the Mixed Use Employment Zone must contain a 10-foot buffer with lawn/groundcover. The site is surrounded by MUE to the north, south, east and west. There are existing residences to the north and south. To the west is a residence being used as a business without City approval, but is working on achieving compliance. To the east, across SW 70th Avenue is a site developed as a commercial dental office. This area is zoned MUE which will continue to allow residences. The buffering and screening requirement is to screen from different types of uses. Because the north and south properties are currently residential use types, the change of the site in question from residential to commercial in an MUE zone requires buffering and screening between the adjacent residential at a landscaping level "C". The following table outlines what is required: TABLE 18.745.2 BUFFER COMBINATIONS FOR LANDSCAPING AND SCREENING [1] Options Width Trees Shrubs or Screening (feet) (per linear feet of buffer) Groundcover • 1 10 Shrubs 4 feet hedges C 2 8 15 feet min/30 feet max Shrubs 5 feet fence spacing 3 6 Shrubs 6 feet wall [1] Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.050 A2. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 12 OF 23 TABLE 18.745.2 1:72,1(,:,,,),,.,,7 r irs/ 'irate. AI Trro -fa". -ii..., -r -r,..., % -r 0' ..v r NJ.11 a, - .rw.k .,. air. h1,.r..L4, 1r "4 i :1 64�ru,, '?,, PAT+ s' 6hn+lvy �_I,I, -!_ �ifiiWr I .fi:lLai ...�..��II{IVttttt�p r s4'. '"N 1/ Tn.. ll rrer� ��cc-- The applicant has proposed a 6-foot buffer and maintaining the existing 6-foot fence. The applicant has also shown the required 3-foot vehicle overhang will be landscaped. While this technically results in 9 feet of landscaping, Section 18.745.050.B.2 specifically states that the buffer may not include parking areas, therefore, the 3 feet of landscaping in the vehicle overhang area does not count towards meeting the buffer requirement. Clearly, based on the table shown above, a 6-foot buffer with a 6-foot wood fence does not meet the standard. The applicant can either construct a 6-foot wall or adjust the parking lot 2 additional feet to the south in order to provide an 8-foot buffer with the existing wood fence. Staff scaled off the result of moving the parking and it appears that adjusting the parking lot south 2 addition-" feet will be feasible. As discussed further in this decision, the parking lot will need to adjusted to accommodate the required parking dimensions, which could pose problems 111 adjusting the lot due to the location of the septic system and drainfield. This will need to be determined by the applicant's Engineer. As conditioned, the applicant will provide the required buffer width, however, the applicant has not provided a landscape plan that shows how the required buffer landscaping will be met. In order for Staff for determine that the standard will be met, the applicant will need to submit a landscaping plan that shows existing and proposed landscaping that provides the level of landscaping required by the level "C landscaping. 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 applicant has proposed to retain the existing 6-foot high good neighbor fence which will screen the parking lot. The existing trees meet the requirement of 1 tree for every 7 parking spaces. FINDING: Because the applicant has not provided the required buffer width and has not provided a landscape plan for Staff to confirm that the level of landscaping required will be provided, Staff can not determine that the landscaping and NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020—DR.ANNA KNECHT DENTAL OFFICE PAGE 13 OF 23 screening standards have been met. Staff finds it feasible for the standards to be met if modifications are made. If the applicant complies with the conditions outlined below, the standards will be met. CONDITION: Submit a revised plan that shows either a 6-foot wall will be constructed instead of the existing 6 fence or that shows the parking lot adjusted two feet to the south to provide an 8-foot buffer exclusive of the 3-foot vehicle overhang area. CONDITION: Submit a landscape plan that shows the landscaping provided in the buffer area will meet the standards of Section 18.745.2. 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. There are no structures, other than an existing utility pole proposed within the vision clearance triangle on the applicant's property. FINDING: Because there is not vegetation or structures located within the vision clearance triangle, this standard has been satisfied. 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 lone-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5 percent of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposal does not require more than 20 parking spaces, therefore, this standard does not apply. 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 has proposed 9 parking spaces, therefore, one (1) ADA space is required. The applicant has indicated they will provide one (1) van accessible handicap space. A van accessible space must be at least 9 feet wide with an 8-foot aisle. Access drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access NOTICE OF TYPE II DECISION SDR1999-00015/VAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 14 OF 23 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 actually regulated by the standards specified in Section 18.705.030 and will be discussed further in this decision. Vision clearance has been previously addressed. 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. There is a walkway from the street to the building which does not require crossing a parking lot, therefore, this standard has been satisfied. 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 parking spaces clearly marked. Wheel stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's plans indicate wheel stops will be provided to cover all parking stalls by staggering one wheel stop between 2 spaces. 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' x 18.5' for a standard space and 7.5' x 16.5' for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The parking spaces proposed are only 18 feet in length including the 3-foot overhang in the landscape area along the northern property line. The applicant has not proposed any compact parking spaces, whereas, they are permitted to have up to 50% of the parking lot marked for compact spaces. The applicant must submit a revised plan that shows all standard parking spaces will be at least 8.5 feet x 18.5 feet. If compact spaces are proposed, the revised plan must clearly identify these spaces and they must be at least 7.5 feet x 16.5 feet. 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 NOTICE OF TYPE II DECISION SDR1 999-000 1 5NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 15 OF 23 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 proposed bicycle rack is within 50 feet of the entrance to the building and is not located in parking aisles, landscape areas or pedestrian ways. Because the bicycle parking is in the rear of the building, it is not visible from the street. The applicant has not proposed directional signs visible from the street identifying bicycle parking spaces 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. Minimum bicycle parking requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Table 18.768.2 states that for medical/dental offices, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area. Because the building is 1,709 square feet, a minimum of two bicycle parking spaces are required. Minimum off-street parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for an office is 3.9 spaces per 1,000 square feet and the maximum parking in Zone A (as defined by Metro) is 4.9 spaces per 1,000 square feet. The existing structure totals 1,851 square feet, therefore, a total of 8 parking spaces are required. The applicant has shown 9 spaces will be provided. In addition, the parking is situated in such a way that the site will continue to conform if, and when, SW 70th Avenue is improved because it will only result in the removal of 1 parking space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been met. Staff finds it is reasonably possible for the applicant to comply with all of the standards, if the conditions listed below are satisfied. CONDITION: Submit a revised site plan that shows the proposed parking space dimensions will be 18.5 feet including the 3-foot vehicle overhang instead of the 18 feet proposed. If compact spaces are roposed, they must be clearly identified and must be at least 7.5 feet x 16.5 feet including the vehicle overhang. CONDITION: Submit a revised plan that shows directional signs will be provided identifying the bicycle parking location. CONDITION: Submit details of the bike rack to be used. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 16 OF 23 Access, Egress and Circulation: 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; This standard has been previously addressed in this decision as part of the TTDS compliance review. 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 walkway provided to the building entrance does not cross an accessway, therefore, this standard has been satisfied. 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 indicate the walkway will be paved with concrete. 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 less than 100 parking spaces is 30 feet 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 applicant has asked for an adjustment to this standard due to the location of the existing structure. Staff has reviewed the adjustment criteria and, as discussed previously in this decision, has approved the adjustment to allow an access width of less than 30 feet. The applicant will still comply with the pavement width standard of 24 feet. FINDING: Based on the analysis above, the access and egress standards have been satisfied. Tree Removal: 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 indicated that no trees will be removed. Based on the location of the few trees on the site, and the proposed and required improvements, Staff agrees with the applicant's assessment that no trees must be removed. The applicant has not, however, indicated how they will insure that the trees will not be harmed during the construction of the NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 17 OF 23 parking lot. A condition of approval will be required that insures tree protection measures are In place prior to any site work on the site. FINDING: Because no trees over 12 inches will be removed, the Tree Removal standards have been satisfied, however, a condition will be attached insuring that the trees to remain are not harmed during construction. CONDITION: Prior to any site work, tree protection fencing must be in place to insure that no trees are harmed during the constriction of the parking area. Signs: Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the C- G Zoning District. Signs have been discussed earlier in this decision under Tigard Triangle Design Standards discussion; therefore, this standard has been satisfied. FINDING: Because signs have been addressed previously in this decision, this standard has been satisfied. PUBLIC FACILITY CONCERNS Streets: The Tigard Development Code (TDC) 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. SW Gonzaga Street This site lies adjacent to SW Gonzaga Street, which is classified as a local street in the Tigard Triangle Design Standards (TTDS). This roadway classification requires a right-of- way (ROW) width of 60 feet. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. The applicant should dedicate additional ROW adjacent to this site to provide 30 feet from centerline. The applicant's plan indicates that they intend to provide this dedication. SW Gonzaga Street is currently paved, but not constructed to meet City standards. In order to mitigate the impact from this development, the applicant should construct a 1A-street improvement adjacent to the frontage of the site. The applicant's plan indicates that they intend to provide the 1/2-street improvement as a part of this project. SW 70th Avenue This site also is adjacent to an unimproved strip of ROW for SW 70th Avenue. This roadway will also become a local street, constructed to meet the TTDS. At present, there is a 30-foot-wide strip of ROW. In the future, an additional 30 feet would be needed from this site. The existing structure is only approximately 25 feet from the eastern property line, so there may need to be an adjustment in the ROW layout in the future to accommodate the structure. The applicant proposes to reserve a strip of land on this site for the future 30-foot ROW. They propose to record a restrictive covenant with Washington County. This concept is acceptable to the City. In the interim, the applicant's access will come from SW Gonzaga Street, and the driveway will be locate in the area where the reserve strip for the SW 70th Avenue ROW will be. When SW 70 Avenue is eventually improved, a new driveway for the applicant's site will need to be constructed off SW 70 Avenue. Water: This site is located within the Tualatin Valley Water District (TVWD) service area. The existing structure is presently served from the public water system. No further public water line construction is necessary. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 18 OF 23 Sanitary Sewer: The nearest public sanitary sewer line to this site is located west of the site in SW 72nd Avenue, which is over 500 feet away. The applicant is proposing to continue use of the on-site septic system. This option is available to properties in the Tigard Triangle that are located over 300 feet from a public sewer line. If the applicant/property owner can demonstrate that the existing on,site sanitary sewer septic system is functioning adequately to serve the new use, the City will allow the continued use of the system provided the applicant/property owner pays a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site. The fee will be calculated by the City Engineer and it shall be paid prior to issuance of the site and/or building permit. The applicant has already received confirmation from the Washington County Department of Health that the existing system is adequate for the change in use. Storm Drainage: Storm water from this site flows to the south toward SW Gonzaga Street. The applicant's plan indicates that the new impervious area to be added to this site will be approximately 5,000 square feet. The City and Unified Sewerage Agency (USA) recently completed a basin study of Fanno Creek. This study was adopted into the USA Master Plan. The Intergovernmental Agreement between the City and USA requires the City to enforce the Master Plan. As a result of that study, it was found that all developments within the Fanno Creek basin shall provide on-site detention of storm water. The applicant's plan does not provide for on-site detention. The narrative suggests that preservation of grassed channels will minimize the impact of the additional storm water from the site. Staff is not sure what "grassed channels" the applicant is referring to, as there is nothing shown on the site plan to indicate that the applicant proposes to route their storm water in this manner. The plan calls for all of the on-site water to be piped to the street where it will discharge westerly in an offsite pipe that will tie to the existing ditch and culvert system downstream. Staff recommends the applicant be required to provide on-site detention of the storm water run-off created from the new impervious area. 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. 96-44) 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 run-off generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plan does not propose a water quality facility. A note on the plan indicates that a 'setback of 50 feet for temporary intermittent flows is required from the existing septic drain field." Based upon the exemption criteria listed in USA's Design and Construction Standards, Section 3.11.5.d, that statement alone will not exempt this project from providing an on-site treatment facility. There may indeed be a restriction like this for surface flows, such as swales or ponds, but there are other types of treatment facilities that could be placed below ground. The applicant has not satisfied the exemption criteria in the USA manual and should either provide a facility or provide a more compelling argument as to why they should be exempted. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 19 OF 23 Assuming the applicant will provide an on-site facility, and to ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: USA Design and Construction Standards also regulates 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. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Gonzaga Street. 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. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 112 lineal feet; therefore, the fee would be $ 3,080. FINDING: Based on the analysis above, the site plan and proposal, does not meet the Street and Utility Improvement Standards or the Tigard Triangle Design Standards, specifically those related to required street connectivity, street improvements and sanitary sewer service. Mixed Solid Waste and Recyclables Storage: Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has not indicated which method they will meet. The applicant has not provided a written sign-off from the franchise hauler stating that the proposed facility location is acceptable. FINDING: Because the applicant has not provided evidence of compliance with the mixed solid waste and recyclables standards, Staff can not determine if this standard has been met. If the applicant provides a written sign-off from the franchise waste hauler that the location and size of the facility is adequate, this criterion will be met. CONDITION: Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards. ADDITIONAL 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 SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 20 OF 23 • 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 proposal is to change the use of an existing structure. No buildings will be added or expanded, therefore, this standard is not applicable. FINDING: Because the proposal does not involve the location of a new structure, this standard does not apply. 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. The City of Tigard Police Department has reviewed this project and has offered no comments or objections in regard to the need for additional lighting or crime prevention features. FINDING: Because there are no concerns from the Police Department, Staff has determined that the Crime Prevention and Safety Standards have been satisfied. Public transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The project is not adjacent to an existing or proposed transit facility, therefore, this standard does not apply. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 21 OF 23 FINDING: Because no bus lines run along the site frontage, this standard does not apply. 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 convert an existing residence into a dental office. This use is classified in Code Chapter 18.130.020.C.6 ( Use Classifications) as office. The proposed dental office use of the property is listed as a permitted use within the Mixed Use Employment/General Commercial Zoning District. Dimensional Requirements: The Mixed Use Employment/General Commercial Zoning District standards contained in Chapter 18.520 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15 percent landscaping or areas not developed with impervious surfaces. The parcel width is greater than 50 feet. The applicant has provided calculations which indicate that there will continue to be 43% landscaping on the site. The MUE zone states that the maximum Floor area Ratio for all commercial and Industrial use types shall not exceed .40. The existing structure is 1,851 square feet which is 11% percent of the site. Setbacks: Chapter 18.520 states that no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. This section is not applicable as the structure is existing and the setbacks will not be altered as a result of this proposal. Setbacks related to the landscaping and screening requirements were discussed previously in this decision. Building Height: Chapter 18.520 states that a maximum height of 45 feet is permitted in Mixed Use Employment/General Commercial Zoning District. The applicant has not provided elevation plans for Staff to confirm that the building is less than 45 feet high, however, because the building is an existing, , single-family residence, it is obvious that the standard is met. FINDING: Based on the analysis above the provisions of the underlying zone are met. SECTION V. AGENCY/OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: (1) The applicant must comply with requirements of policy (tab1011) for change of use. (2) Ramp access shall not exceed 1/20 slope, (3) A site permit, mechanical and electrical permit is required in addition to the building permit, (4) A fire hydrant is required within 250 feet of the most remote exterior walls. The City of Tigard Long Range Planning Division, The City of Tigard Property Manager, and The City of Tigard Police Department have reviewed the application and have not provided comments or objections. NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020-DR.ANNA KNECHT DENTAL OFFICE PAGE 22 OF 23 Unified Sewerage Agency (USA) has reviewed the proposal and provided comments which were incorporated in to the body of this decision with one exception. The comments indicated that a sensitive area may exist on the site. Because this is a developed site and the properties on all sides are developed, Staff has determined that the sensitive area no longer exists. General Telephone (GTE) has reviewed the proposal and provided the following comments: Developer to provide conduit per GTE specifications. Developer to place conduit to GTE specified location. Developer to pay for any relocation of existing facilities. TCI, PGE, US West Tualatin Valley Water District and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VI. 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 OCTOBER 25, 1999, AND BECOMES EFFECTIVE ON NOVEMBER 9, 1999, UNLESS AN APPEAL IS FILED. 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 Ticard Community Development Code which provides that a written appeal together with he 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 3:30 PM ON NOVEMBER 8, 1999. 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. �ze, /4:#44._ October 25, 1999 PREPARED Julia Powell jduk DATE / A o, iate Planner ,Z October 25. 1999 APPRO ED BY: —. and Bewers:Y DATE Planning Manager is\curpin\julia\sdr\knecht2.dot NOTICE OF TYPE II DECISION SDR1999-00015NAR1999-00020—DR.ANNA KNECHT DENTAL OFFICE PAGE 23 OF 23 • • Mike Robinson Dr. Anna Knecht Stoel Rives LLP 10483 SW Bonanza Way Standard Insurance Center Tigard, OR 97224 900 SW Fifth Avenue, Suite 2600 Portland, OR 97204 Leonard Rydell 601 Pinehurst Drive Newberg, OR 97132 L 1 NU LO1 140:. DJ WI NM 1 , MIS MD 21,1-1 NAP MD 21-/-,N t I .' ' t 1 101 10, 'oral" M "'1'9*I' 11809' FI-IAD -..J��� I I , v_ ' 'waan�. A . w. \` 1. i CO .) ( /�..- , • : .. ' Ti NV IRA Y6. / I. • �.. I MI.,119 9'Y,-,M r, J w i 1 ew Nan uu 11 i re 4. t 1 �wwn 'A...T 1 t� J ` . i . Ora NO 31.-1-14'„ -,, 1 ��,-. � I E I ,�1 t r1 , 't• ., . ..._„....„...... ,,sxs.lu 13 All } / ,,.:.:1 1 t.i...}.1 `. �.1/�"•t • W ,�Lra • LI 1 r�A I _ �� 1 Z t' •`\ '` t.' q ' ., - •:I. 9 pl.: " _71-;....-s- NJ ... W V r ' I� PROPOSED -" % .�1,, Q 1 DENTAL OFFICE' ur..• '',4...� -v li h O Ce ......_• , •,_,..,. .,•„....-..•.• / / \� I, !1 /1 . IJ'_'rwwA 11,,_,, ••• `JV Irv.....4 l':— L1-L, .o �,1�';" r"•,r.,';Wig, \ .:� '' '" i •..- \ �I'. r::*."....• ..a.1. _ .1:t:�`L: :`?�N I IC. L._rte I •AJ 1-I }- ` / � 4 pals: ./ : / 1,Z1 F -- . - .. may' _ _ — - - �L'u ` ,.J/J,i,�' • '/f . /) '•1 I V �F / .may. �• ' ,• • �s , Wr- . . - - 4SWGoNZAGASTREETV , , ___.p 1,/...__... k..___, ---.....„_______4 4, _., --'-------.4_____,r, .; ! SDR1999 00015 SITE PLAN VAR1999-00020 EXHIBIT MAP N DR. ANNA KNECHT (map is not to scale) DENTAL OFFICE , EXISTING HOUSE I BENCHMARK, ]UND 5/8" SET 12" SPIKE ON REBAR N89'04'44"E ELEv. _ X4.2 3 11 \- --, EXISTING 6' HIGH ING 5' HIGH GOOD NEIGHBOR 6. PVT PVT 9Z.30 —1 ACE 3' �1-- y 6' HI10' I I ��� I ��� 7" PE FEN w { 7 6 111 5 1 3 0 ]UTH p� I ARKI 242.9E i I pvt 4 I 244 , 42.74 i 1 1 R=8, ; -$• 8•_gr L 8'-8" $'-8+ 8'-8" R=S' 3 010 , 6' vgAIPS i 41 i 7" CHER'Y P YT � L.... 244.00 PVT $#:3:55 PVT 117 I!. _..e. 4111.1111111,....1;;;:;\:-11:747::'`'l 'I ' 0\ ,4-: .:`Int : ..:11."'..::.:.:0::1..11frriP; .:::::;.*:::.....0400e.::.:",.......0%.1::',.:':.::.'1:..,:".:•.:•:'.:_:.:::::; .1 vie..'44.'„.,lki:,...::.;.::....:::.1.,:::,..., .. DROISTi. NG , • 0,,,,,5.,,4, „(,..74:n.-,..a.f c.:,_--,5'-','",,,,,..._:,,„,,-Amom tow0-4-1?- ?, 44 ��} 241 -, .. .4_ au_,,,. 4 p ; '......2.4:x!,.3 I* 1.......• 'r rip :"• a •.III I � I E. OUT ,p s f,f .") 240.88 r 3 �.� `2 STRIBUTION :� / s/ `1 E. • 5 %i" , ' ./ � / ✓. • ..BUMPER i 191 k t„ • 9 �, STOP' TYPI g / � t r ; r ' :;- / /,/ , ,,,5,_y 242.64 .I2.1 i4' INA • TOW t _ ' •-SiGN+ 242.64 BIC PAI • INSTALL 4 CONCRETE • I IIII CITY of TIGARD EN GEOGRAPHIC INFORMATION SYSTEM IN Z Millimm VICINITY MAP EI NHURST ST I SDR 1 999-00015 VARI999-00020 HERMOSO PINNNEIN w AL• Ilemor Tr ii ANNA KNECHT B r r FRANKLIN ST DENTAL OFFICE EVELAND ST ( ,, ■_ .. BEVELAND ST ■ Ti I �.1° . ' al CD w ■ HAMPTON ST • N = 0 100 200 300 400 500 Feet ill t"=378 feet A 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)SW Hall B ——_ ST ___ _ http.gwn+w cl.tigard.or.us Community Development Plot date: Sep 8, 1999;C:lmagic\MAGIC03.APR AFFIDAVIT OF MAILING CRY OFTIOARD Community CDevetopment Shaping A Better Community SVAnIeL OAF'OR,EGOAr ) County of Washington )ss. City of Tigard ) I, 'Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: _ SDRI999.00015/VAR1999-00020 — DR. ANNA KNECHT DENTAL OFFICE ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission _ Tigard City Council n NOTICE OF FINAL ORDER FOR: AMENDED NOTICE (File No./Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: (File NoJName Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked\Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit '"B", on the 8`" day of September, 1999, and deposited in the United States Mail on the r day of SepteMber,1999, -.e pr-• '•. A/ r.• at 'repar : .ce) Subscribed and sworn/affirmed before me on the '=" day of , 190 .!'� "r OFFICIAL SEAL mow' " DIANE M JELDEAKS NOT PUBLIC OF OREGON ' COTM ISSI OREGON 32657S My Commission Expir . 9/7/- .05 MY COMMISSION EXPIRES SEPT.07,2003 NOTICE TO MORTGAGEE, LIENHC_JER,VENDOR OR SELLER: E I THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY TY OF �I TIGARD Community Development Shaping/`i Better Community 500-FOOT PROPERTY OWNER NOTICE NOTICE DATE: September 8, 1999 FILE NO(S): SITE DEVELOPMENT REVIEW (SDR) 1999-00015 VARIANCE (VAR) 1999-00020 FILE NAME: DR. ANNA KNECHT DENTAL OFFICE PROPOSAL: This is a request to convert an existing residence into an office. ZONE: MUE; Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70thAvenue; WCTM 2S101AC, Tax Lot 00100. 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 SEPTEMBER 22. 1999. 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 WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD _OSES, THE DIRECTOR SHALL ISSUE A l _ II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14- day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." CITY of TIGARD VICINITY MAP �I ST SDRI999-00015 411111111111 ■1■■■ VAR 1 999-00020 Pi Miaow AM, DR. ANNA KNECHT Ida milier N DENTAL OFFICE =.■.■ j SSUBJECT `SITE PL" ■■1.■■ " sw ■ • � N a 1a wo wo 400 NO NM • • Va Yet ■ ai‘11 City of Tigard Irnaamn on w.map n Iw gr-ral Yam pnlr an0 11111111111111 w.esoperai.a zip mm ir.,mm o iwro>a. -5nie/J9-CODls� EXHIBIT B 2S101AA-08300 2S101AA-08302 ROTH J T JR&THERESA SZAMBELAN PETER J&ELOISE M ' 12600 SW 72ND AVE STE 200 4500 KRUSE WAY#300 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AA-08500 2S101AA-08600 ROT R : ERESA PEIRCE STEPHEN W AND 12600 • 2ND • TE 200 12525 SW 68TH -T4G"•RD,OR 97223 TIGARD,OR 97223 2S 01AA-08700 01AA-088002 ROT T J' HERESA ROTH * •-THERESA 12600 - ND AVE STE 200 12•!. W 7 VE STE 200 ARD,OR • 223 IGARD,OR 97223 2S101AA-09100 2S101AA-09101 TIGARD CORPORATE CENTER KINDRICK ALFRED F&DIANNE M 15400 MILLIKAN WAY 12560 SW 70TH AVE BEAVERTON,OR 97006 TIGARD,OR 97223 2S101AA-09108 2S101AA-09600 R&D PROPERTY DEVELOPMENT LLC KINDRICK ALFRED F AND 7991 SW MOHAWK ST 12560 SW 70TH AVE TUALATIN, OR 97062 TIGARD,OR 97223 2S 101 AA-09700 2 101 AA-09800 DANA MARK R ROT R& - ESA 12585 SW 68TH AVE 12600 N D '' TIGARD,OR 97223 'RD,OR 97223 2S101AB-01000 2S101AB-02000 HAMPTON PARK LLC BERMAN JOHN M& 4000 KRUSE WAY PL BLD 1 STE 275 7175 SW BEVELAND RD#210 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S101AB-02100 2S101AB-02200 ANDRUS MICHAEL RYAN CASEY EDWARD L JR&JOANNE F 7155 SW BEVELAND ST 7085 SW BEVELAND RD PORTLAND,OR 97223 PORTLAND,OR 97223 2S101AB-02201 2S101AB-02300 SCRIVNER RONNY E/JILL A BOLON DEAN N 7115 SW BEVELAND ST 4022 NE LADDINGTON CT TIGARD,OR 97223 PORTLAND,OR 97232 2S101AB-02400 2S101AB-02500 ZEEK VELMA EDWARDS SHIM STEVE S&JANET H 7060 SW BEVELAND 14347 SW KOVEN CT TIGARD,OR 97223 TIGARD,OR 97224 2S101AB-02800 2S101AC-00100 ZE MA ARDS KNECHT ANNA M 7060 V D 20135 SW BONANZA WAY T4GrARD,OR 97223 TIGARD,OR 97224 2S101AC-00200 2 101AC-00300 DAVIS SHIRLEY A WE MICH D&GAIL B 4225 PENN ST 7075_,SW N xt-S4� LONGVIEW,WA 98632 . 1GARD,OR 972223 2S101AC-00400 2S101AC-00600 WEAVER MICHAEL D&GAIL B ROTH JACOB T JR&THERESA A 7075 SW GONZAGA ST 12600 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AC-00700 2S 101 AC-00800 PAULY SHERMAN R 'AUL' E;• •N R PO BOX 23684 PO B• 3.. TIGARD,OR 97281 ARD,OR 97281 2S101AC-00900 2S101AC-01000 TOMMY BOB L SUDIE E GIESZLER JACOB F 7120 SW GONZAGA 18206 SW FALLATIN LOOP TIGARD,OR 97223 ALOHA,OR 97007 2S101AC-01100 2S101AC-01300 HUGHES JOSEPH KAISER FOUNDATION HEALTH 7035 SW HAMPTON 3600 N INTERSTATE AVE TIGARD,OR 97223 PORTLAND,OR 97227 2S101AC-01400 2S101AC-01600 DALBEY KURT H NEIMEYER JOHN 7125 SW HAMPTON 25 82ND DR STE 200 PORTLAND,OR 97008 GLADSTONE,OR 97027 2S101AD-02400 2S101AD-02700 WESTERN EVANGELICAL SEMINARY MCCROSKEY JOHN B PO BOX 23939 1380 MORNING SKY CT PORTLAND,OR 97281 LAKE OSWEGO,OR 97034 2S101AD-02800 2S101AD-02900 MORTON DON R AND CYNTHIA SUE ROTH J T JR&THERESA A 3109 NE BROADWAY 12600 SW 72ND AVE#200 PORTLAND,OR 97232 TIGARD,OR 97223 2S101AD-03000 2S101AD-03100 KF LLC WESTON INVESTMENT CO 7407 SW HUNT CLUB DR 2154 NE BROADWAY PORTLAND,OR 97223 PORTLAND,OR 97232 DR. ANNA KNECHT 10483 SW BONANZA WAY TIGARD OR 97224 MIKE ROBINSON STOEL RIVES, LLP STANDARD INSURANCE CENTER 900 SW FIFTH AVENUE, SUITE 2600 PORTLAND OR 97204 LEONARD RYDELL 601 PINEHURST DRIVE NEWBERG OR 97132 f 14/ 4411MMENsaisassastr II CITY of TIGARD lGEOGRAPHIC INFORMATION SYSTEM FRANKLIN AREA NOTIFIED ST (500') 201041602200 20101A602201 — El ST 2510 41601000 151010801100 251000002300 � 'u 2S101AA09100 251BWSp FOR: Michael Robinson ---0s10161168500 S T 251041860 1 1111111111 FVELAND zsl°unoe600nimAns6o6 RE: 25 I o I AC oo I 00 I 01010602000 201010602400 1 201010409101 1SUBJEfi 701014602000 251014409100 201010409809 QI, 201010000600 SITE - __. _._ ` 2S7011A09208 1 , 2slo10AO9000 Z zsloucet1499751ouceeael � I NOTE: PROPERTY OWNER INFORMATION ti_ ` zsmuooz2oo I IS VALID FOR 3 MONTHS FROM THE DATE PRINTED ON THIS MAP! GONZAGA ST 1 iii 201000002800 251041000700 2S1000c00800 20101A400900 201011001000 20101A000200 200000000400 IIIIIII 251041002900 N. ( , 251014°01400 251010001300 251000001100 201010003000 SW HAMPTON ST i �, 00 N 2 0 100 200 300 Feet I 251010001600 1'=234 feet I 2310111003100 F— Ar� 1` ?., City of Tigard . Information on this map is for general location only and should be verified with the Development Services Divis■ n. - 13125 SW Hall Blvd S Tigard,OR 97223 (503)639-4171 http://wewatigard.or.us atigard.or.us Communi+y Develc.meet Plot date:Aug 4, 1999;C:Magic\MAGIC03.APR 2S101 AA-08300 2S 101 AA-08302 ROTH J T JR&THERESA SZAMBELAN PETER J&ELOISE M 12600 SW 72ND AVE STE 200 4500 KRUSE WAY#300 TLCARD, OR 97223 LAKE OSWEGO,OR 97035 2S101AA-08500 2S101AA-08600 ROTH J T JR&THERESA PEIRCE STEPHEN W AND 12600 SW 72ND AVE STE 200 12525 SW 68TH TIGARD,OR 97223 TIGARD,OR 97223 2S101AA-08700 2S101AA-08800 ROTH J T JR&THERESA ROTH J T JR&THERESA 12600 SW 72ND AVE STE 200 12600 SW 72ND AVE STE 200 TIGARD,OR 97223 TIGARD,OR 97223 2S101AA-09100 2S101AA-09101 TIGARD CORPORATE CENTER KINDRICK ALFRED F&DIANNE M 15400 MILLIKAN WAY 12560 SW 70TH AVE BEAVERTON,OR 97006 TIGARD,OR 97223 2S101AA-09108 2S101AA-09600 R&D PROPERTY DEVELOPMENT LLC KINDRICK ALFRED F AND 7991 SW MOHAWK ST 12560 SW 70TH AVE TUALATIN, OR 97062 TIGARD,OR 97223 2S101AA-09700 2S101AA-09800 DANA MARK R ROTH J T JR&THERESA 12585 SW 68TH AVE 12600 SW 72ND AVE STE 200 TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01000 2S101AB-02000 HAMPTON PARK LLC BERMAN JOHN M& 4000 KRUSE WAY PL BLD 1 STE 275 7175 SW BEVELAND RD#210 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S101AB-02100 2S101AB-02200 ANDRUS MICHAEL RYAN CASEY EDWARD L JR&JOANNE F 7155 SW BEVELAND ST 7085 SW BEVELAND RD PORTLAND,OR 97223 PORTLAND,OR 97223 2S101AB-02201 2S101AB-02300 SCRIVNER RONNY E/JILL A BOLON DEAN N 7115 SW BEVELAND ST 4022 NE LADDINGTON CT TIGARD, OR 97223 PORTLAND,OR 97232 2S101AB-02400 2S101AB-02500 ZEEK VELMA EDWARDS SHIM STEVE S&JANET H 7060 SW BEVELAND 14347 SW KOVEN CT TIGARD,OR 97223 TIGARD,OR 97224 2S101AB-02800 2S101AC-00100 ZEEK VELMA EDWARDS KNECHT ANNA M 7060 SW BEVELAND 20135 SW BONANZA WAY ' T!CARD, OR 97223 TIGARD,OR 97224 2S101AC-00200 2S101AC-00300 DAVIS SHIRLEY A WEAVER MICHAEL D&GAIL B 4225 PENN ST 7075 SW GONZAGA ST LONGVIEW,WA 98632 TIGARD,OR 972223 2S101AC-00400 2S101AC-00600 WEAVER MICHAEL D&GAIL B ROTH JACOB T JR&THERESA A 7075 SW GONZAGA ST 12600 SW 72ND AVE TIGARD, OR 97223 TIGARD,OR 97223 2S101AC-00700 2S101AC-00800 PAULY SHERMAN R PAULY SHERMAN R PO BOX 23684 PO BOX 23684 TIGARD,OR 97281 TIGARD,OR 97281 2S101AC-00900 2S101AC-01000 TOMMY BOB L SUDIE E GIESZLER JACOB F 7120 SW GONZAGA 18206 SW FALLATIN LOOP TIGARD, OR 97223 ALOHA,OR 97007 2S101AC-01100 2S101AC-01300 HUGHES JOSEPH KAISER FOUNDATION HEALTH 7035 SW HAMPTON 3600 N INTERSTATE AVE TIGARD, OR 97223 PORTLAND,OR 97227 2S101AC-01400 2S101AC-01600 DALBEY KURT H NEIMEYER JOHN 7125 SW HAMPTON 25 82ND DR STE 200 PORTLAND,OR 97008 GLADSTONE,OR 97027 2S101AD-02400 2S101AD-02700 WESTERN EVANGELICAL SEMINARY MCCROSKEY JOHN B PO BOX 23939 1380 MORNING SKY CT PORTLAND,OR 97281 LAKE OSWEGO,OR 97034 2S101AD-02800 2S101AD-02900 MORTON DON R AND CYNTHIA SUE ROTH J T JR&THERESA A 3109 NE BROADWAY 12600 SW 72ND AVE#200 PORTLAND, OR 97232 TIGARD,OR 97223 2S 101 AD-03000 2S 101 AD-03100 KF LLC WESTON INVESTMENT CO 7407 SW HUNT CLUB DR 2154 NE BROADWAY PORTLAND,OR 97223 PORTLAND,OR 97232 ' ` AN-03-99 10:313AM1 FROM-STOEL RIVF' T-35T P.01/02 F-736 STOEL RIVES LIP ATTORNEYS STANDARD INSURANCE CENTER 900 SW PIFTH AVENUE.SUITE 2600 PORTLAND.OREGON 97204-1268 Telephone(503)224-3380 Fax(SW)2242480 Name: Fax No. Company/Firm: Office No. TO: Patty Lansford .684-7297 City of Iiilisboro 639-4171 Name: Sender's Direct Dial: FROM: Michael C. Robinson (503) 294-9194 Client: Matter: DATE: August 3, 1999 No. of Pages (including this cover): Originals Not Forwarded Unless Checked: First Class Mail Overnight Delivery Hand Delivery In case of error call the fax operator at (503) 294-9508. This facsimile may contain confidential information that is protected by the attorney-client or work product privilege. If the reader of this message is not the intended recipient or an employee responsible for delivering the facsimile, please do nor distribute this facsimile, notify us immediately by telephone, and return this facsimile by snail. Thank you. COMMENTS: Please see attached. ALIG-03-99 10:36AM FROM-STOEL RIVF' T-357 P.02/02 F-736 STOEL RIVES LLP A T T O R N E Y S • • STANDARD(N$URANCB CENTER • 900 SW F1F111 AVENUE.SUITE 2900 PORTLAND,OREGON 972 •-12911 'hung(503)224-33dU Fax(503)22U-_2$$0 TDD(RIO 221-1045 trucmc[:wwu nockcom August 3, 1999 MICHAEL C.ROBINSON Direct Dial (503)294-9194 email mcrobinsoll®slcel.com VIA FACSIMILE Ms. Patty Lunsford 13125 SW Hall Blvd Tigard, OR 97223 Re: Request for List of Property Owners Dear Ms. Lunsford: This office represents Dr. Anna Knecht. Please provide me with a list of property owners within 500 feet of WCTM 2S101AC, Tax Lot 00100. Please fax that list to me at 503-220-2480 as soon as it is available. Very truly yours, Michael C. Robinson MCR:klb Por00041-2007338.1 0099999-00001 SR.TTLF PORTL.&D v.NCOUVtic WA 5.31311 SALT LAak C T' wsf1NCTDN.D.C. A SITE DEVELOPMENT REVIEW �•�4� TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: DATE OF PRE-APP: Property Address/Location(s): 102 5 SW GONVFCA St wrner of Gon�a�.2 an() FOR STAFF USE ONLY Tax Map & Tax Lot#(s): W CAM as IO1 AC) Case No.(s): c.DR /999'"ocxvS T‘. LO-r 00100 Other Case No.(s): V/?R 119y- 0002z> Site Size: X01 24 •Fe Receipt No.: 9 / (- �� �� Application Accepted Bydi, ''-x-44 Property Owner/Deed Holder(s)*: j' Date: I Address: I O'S3 5vJ1 fo(vfnz. WV.Phone: cs21-1• 180 I City: PORTLAND 1012- Zip: cl-7224 Date Determined To Be/Complete: q/A Applicant*: Pia. ANNA { Address: I0+S3 Sv I g0CI11 W . Phone: (24 l8e I Comp Plan/Zone Designation: City: 12DIZTLAND 1012-• Zip: 6I12 '-i 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 i:lcurpinlmasterslsdra.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 Application Form Owner's Signature/Written Authorization The owners of record of the JLbjc-ct property request Site Title Transfer Instrument or Deed Development Review approval to allow (please be specific): convey ton OF Dw el I 0,1 -ro �FI��, ❑ Site/Plot Plan (#of copies based on pre-app check list) �e� a tk, C-111.ed APP\�ca-Lion Harm- v'e . Ely Site/Plot Plan (reduced 8'/z"x 11") Applicant's Statement (#of copies based on pre-app check list) ❑_ Construction Cost Estimate ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) t'----ED 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ❑ Filing Fee (Under$100,000) $ 800.00 ($100,000-$999,999) $1,600.00 ($1 Million&Over) $1,780.00 (+$5/$10,000) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject 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 *7-th day of ki , 19 99 � � ���•� lG,, urn Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 e��! 4 /✓4)/) 04/7- /ten /S-5L1� r 2? 15OSASAdyG,�rl CITY OF TIOARD Community Development Shaping I Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 12/24/99 FILE NO(S): SITE DEVELOPMENT REVIEW MID 1999-00015 VARIANCE IVARI 1999-00020 FILE TITLE: DR.ANNA KNECHT DENTAL OFFICE OWNER/ Dr. Anna Knecht APPLICANT'S Mike Robinson APPLICANT: 10483 SW Bonanza Way REP: Stoel Rives LLP Tigard, OR 97224 Standard Insurance Center 900 SW Fifth Avenue, Suite 2600 Portland, OR 97204 APPLICANT'S Leonard Rydell ENGINEER: 601 Pinehurst Drive Newberg, OR 97132 REQUEST: This is a request to convert an existing residence into an office. LOCATION: The project site is located at 7025 SW Gonzaga Street, on the corner of SW Gonzaga Street and SW 70th Avenue; WCTM 2S101AC, Tax Lot 00100. ZONE: MUE; Mixed Use Employment. APPLICABLE Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, REVIEW 18.745, 18.620, 18.755, 18.765, 18.790, 18.795 and 18.810. CRITERIA: CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: COMMENTS SENT: 9/8/99 DUE: 9/22/99 © STAFF DECISION TENTATIVE DATE OF DECISION: 10/14/99 ❑ HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 O PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 ❑ CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION p VICINITY MAP © NARRATIVE TRAFFIC IMPACT STUDY ARCHITECTURAL PLAN © SITE PLAN © LANDSCAPE PLAN GEO-TECH REPORT STORM DRAIN CALCS. STAFF CONTACT: Julia Hajduk, Associate Planner (503) 639-4171 Ext. 407 SDR 1999-00015NAR 1999-00020 Dr.ANNA KNECHT DENTAL OFFICE LAND USE PROPOSAL 03-09-99 17:03 FROM-STOEL RIVF T-603 P.01/03 F-894 STOEL RIVES LLP ATTORNEYS STANDARD INSURANCE CENTER 9W SW FIFTH AVENUE.SUITE 2300 PORTLAND,OREGON 97204-1268 Telephone(503)224-3380 Fax (503)220.2480 __-- Name: Fax No. Company/Firm: -- Office Na. TO: Julia Hajduk 684-7297 City of Tigard 639-4171 Steve Kerby S98-7765 6844666 Leonard Rydell 538-9167 538-5700 Name: Sender's Dirac[ Dial: FROM: Michael C. Robinson (503) 294-9194 Client Matter: DATE: March 9, 1999 No. Of Pages (including this cover): 5 Originals Nor Forwarded Unless Checked: j�l First Class Mail Li Overnight Delivery i Hand Delivery In case of error call the fax operator at (503) 294-9508. This facsimile may contain confidential information that is protected by the attorney-client or work producr privilege. if the reader of this message is nor the intended recipient or an employee responsible for delivering the facsimile, please do not distribute this facsimile, notify us immediately by telephone, and return this facsimile by mail- Thank you. COMMENTS: See attached. PD%1A-14831 1 999940(1)1 03-09-99 17:04 FROM-STOEL RIVF T-603 P.02/03 F-894 STOEL RIVES LAP A T T O R N E T S >tANDwkDL� UkANCE tNItk ',uo Sw FIFTH AvENtlt SUITE 260u PORTLAND.OkF.CoN 9,204.a266 Pawls(501)234-3M F. (503,no=4611 1 D 15i/3)221-10,i Interim ..∎,.r.,towtcum March 9, 1999 MICHAEL C ROBINSON Direct Dial (503)294-9194 caul! mcrobinson@sloci.com VIA FACSIMILE Ms. Julia Hajduk, Associate Planner City of Tigard Community Development Department 13125 SW Hall Blvd. Tigard, OR 97223 Re: Site Development Review Application At SW Gonzaga and SW 70th Avenue Dear Julia: I am writing to confirm our pre-application meeting. The three issues with which 1 am concerned are dedication of right-of-way for SW 70th Avenue, the buffer requirements and the thirty (30)-foot wide access requirement. 1. SW 70th Avenue You said that the city would accept a "reservation" for future right-of-way for SW 70th Avenue. The condition will require the property owner to record a deed restriction in the Washington County Public Records acknowledging that the city may purchase for fair market value the right-of-way in the future and requiring the city to provide a driveway from the property to SW 70th Avenue at such time as SW 70th Avenue is improved by the city. 2. Buffer Matrix Table 18.745.1 provides the buffer matrix requirements. After reviewing the buffer matrix, I think the most reasonable way to apply it is to use the MUE category, since non- residential uses are listed by zone, not by use. Please get back to me after you have thought about this issue. PDX 1 A•1 o4$b0 1 99999-0006 2L P.1 1uM%A' VANCUUV1R,WA BOW 5.t.L..A£Cljk WAS1U.CTu..DC. 03-09-99 17:04 FROM-STOEL RIV' T-603 P 03/03 F-894 STOEL RIVES , Ms. Julia Hajduk, Associate Planner March 9, 1999 Page 2 3. 30-Toot Wick Access Requirement You said that you would decide whether a variance is required since the applicant cannot provide a 30-foot wide access area to SW Gonzaga Avenue, or whether you would find the requirement satisfied because the 30-foot wide access requirement could be met from SW 70th Avenue now and in the future. You could impose a requirement providing that the applicant take access from SW 70th Avenue in the future at such time as the city improves the street and prohibiting the applicant from impeding the 30-foot wide access requirement. Even though you said that you would likely approve a variance, it would be easier not to submit the variance, especially in this case when it is clear that a 30-foot wide access is not possible from SW Gonzaga Avenue because of the location of the SW 70th Avenue right-of- way and the existing house. Please call me after you have had a chance to review these matters. Very truly yours, • /Irdl Michael C. Robinson MCR:ra cc: Mr. Steve Kerby (via facsimile) Mr. Leonard Rydell (via facsimile) PDXlw.Dig& l 979ri 0006 STOEL RIVES LLP A T T O R N E Y S STANDARD INSURANCE CENTER 900 SW FIFTH AVENUE,SUITE 2600 PORTLAND,OREGON 97204-1268 Phone(503)224-3380 Fax(503)220-2480 TDD(503)221-1045 Internet:www.stoel.com August 4, 1999 MICHAEL C.ROBINSON Direct Dial (503)294-9194 email mcrobinson @stoel.com BY MESSENGER Ms. Julia Hajduk, Associate Planner City of Tigard Community Development Department 13125 SW Hall Boulevard Tigard, OR 97223 Re: Application by Dr. Anna Knecht for Site Development Review Approval Dear Julia: Please find enclosed twenty-eight (28) copies of a narrative addressing the applicable approval criteria, twenty-eight (28) copies of the site plan, an 11-inch by 17-inch reduced site plan, a check for the applicable application fee of$909.00, a copy of the property owner's deed and stamped and addressed envelopes of property owners within five hundred (500) feet of this site. I am the applicant's representative for this application. Please send me copies of all notices, staff reports and correspondence concerning this application. Please send your determination of completeness to me. Very truly yours, N.u.iiiit c. 12-0-0,(-.A„ Michael C. Robinson MCR:ipc Enclosures cc: Dr. Anna Knecht (via U.S. Mail) (w/encls.) Ms. Patty Thomas (via U.S. Mail) (w/encls.) Mr. Leonard Rydell (via U.S. Mail) (w/encls.) Portlnd1-2005807.1 0099999-00006 SEATTLE PORTLAND VANCOUVER,WA BOISE SALT LAKE CITY WASHINGTON,D.C. ,,,, ..,. , , ,„ 4 CITY OF TIGARD OREGON August 10, 1999 �� °AOC . fi I '20 Dr. Anna Knecht 10483 SW Bonanza Wy. Portland, OR 97224 RE: Notice of 8/04/99 Application for a Site Development Review (SDR) 8-01 Acceptance Ms.J(4 Dear Mr. dqorge .� The City has received the information necessary to begin the review of your Site Development Review application. Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions regarding your application or if I can answer any questions, please don't hesitate to contact me at (503) 639-4171 x417. Sincerely, 1 " - = Mathew Scheidegger Assistant Planner is\curpin\mathew\Sdr\7025Gonzaga SDR 8-01 land use file /Yw- e4,N,s 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 STOEL RIVES LLP A T T O R N E Y S STANDARD INSURANCE CENTER 900 SW FIFTH AVENUE,SUITE 2600 PORTLAND,OREGON 97204-1268 Phone(503)224-3380 Fax(503)220-2480 TDD(503)221-1045 Internet:www.stoel.com August 17, 1999 MICHAEL C.ROBINSON Direct Dial (503)294-9194 email mcrobinson @stoel.com VIA U.S. MAIL Ms. Julia Hajduk, Associate Planner City of Tigard Community Development Department 13125 SW Hall Boulevard Tigard, OR 97223 Re: Application by Dr. Anna Knecht Dear Julia: Thank you for your voicemail message to me on Thursday, August 12. I am writing to confirm that additional information is needed before you can determine the application complete: 1. A second set of envelopes addressed to property owners within 500 feet of the property. 2. A reduced 8-1/2 inch by 11 inch site plan. 3. Additional narrative description describing the improvements to Gonzaga Street. 4. Proof that the septic tank has been approved by Washington County. Please find enclosed with this letter the second set of envelopes addressed to property owners within 500 feet of the property owned by Dr. Anna Knecht. Port Ind1-2008663.1 0032461-00001 SEATTLE PORTLAND VANCOUVER,WA BOISE SALT LAKE CITY WASHINGTON,D.C. STOEL RIVES LLP Ms. Julia Hajduk August 17, 1999 Page 2 The applicant plans to improve the frontage on Gonzaga Street consistent with its obligations under the Tigard Community Development Code ("TCDC"). The site plan shows a curb and gutter and paving improvements on the north side of Gonzaga Street adjacent to the property owned by Dr. Anna Knecht. Consistent with our meeting earlier this year, the City is requiring only half street, not full street, improvements on this portion of Gonzaga Street. Finally, by copy of this letter, I am asking Leonard Rydell to process and provide to you evidence of septic tank approval. I agree with you that the decision could include a condition of approval because you can find that it is feasible for the septic tank approval to be granted by Washington County. However, I am asking Leonard to obtain Washington County's approval prior to your decision in this application. When you have deemed the application complete, please send me a completeness letter. If you have further substantive questions about the application, please do not hesitate to contact me. Unless I hear from you, I will assume that, consistent with all of our earlier discussions, you can approve the application with appropriate conditions of approval as necessary. Very truly yours, e. froL4_ Michael C. Robinson MCR:ipc Enclosures cc: Dr. Anna Knecht (via facsimile) (w/o ends.) Ms. Patty Thomas (via facsimile) (w/o ends.) Mr. Leonard Rydell (via facsimile) (w/o ends.) Portlnd l-2008663.1 0032461-00001 'it' r - ( _. • CITY of TIGARD / 41OQ1RAPM16 lNrGI1MATi0s SYSTEM .'' y ' FRANKLIN AREA NOTIFIED ! ' ,fk‘ _T; i510UBOWOO j ST (500') 2S10UB022(1 I 2S10LUOB7 S •ST 25101802000 2510UBO2100 18100802200 28101602700 , 28101AA09100 an =81UBU063° FOR: Michael Robinson _� vELAND tS1B1ABB7B RE: 2S I 0 I AC, 00100 ST l � 510111A08 minium `, • - - - - S10UB02500 2S10UBO2400 I SUBJECT I 2s10uuos101I I louu0990I " 2t1f11eaNW:' 251 i j 2B}0 Ia1oLUO910a SITE •swum, ` 2S1o1A000400I25101AC003g , NOTE: PROPERTY OWNER INFORMATION 04 ti 1 2 51010 0 27 0 0 ` IS VALID FOR 3 MONTHS FROM THE DATE GONZAGA ST - -.-- PRINTED ON THIS MAP! I25101A002800 El 12510UCOB700 2510UCBDB00 2S10U000000 2S1ouc01000 t- 2slolcoo:oo� ; 25101002400 T �-�I 2S10U002900 2$11111C01400 2110111C01300 2110141C01100 I – j �J i i _IS10UD03000 J '. SW HAMPTON - ST r • - o N I 0 100 200 300 Feet 1'=234 feet 25101A0O3100 • 41■'' • OM il • <4„,ell City of Tigard Information on this map is for general location only and ' should be venfied with the Development Services Division 4 13125 SW Ball Blvd Tigard,OR 97223 (503)639-4171 httpalwww.ci.tigard.or.us Comr hflSrbefvelopment Plot date:Aug 4, 1999;C:\magic\MAGIC03.APR 2S101AA-08300 2S101AA-08302 ROTH J T JR&THERESA SZAMBELAN PETER J&ELOISE M 12600 SW 72ND AVE STE 200 4500 KRUSE WAY#300 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AA-08500 2S101AA-08600 ROTH J T JR&THERESA PEIRCE STEPHEN W AND 12600 SW 72ND AVE STE 200 12525 SW 68TH TIGARD,OR 97223 TIGARD,OR 97223 2S101AA-08700 2S101AA-08800 ROTH J T JR&THERESA ROTH J T JR&THERESA 12600 SW 72ND AVE STE 200 12600 SW 72ND AVE STE 200 TIGARD,OR 97223 TIGARD,OR 97223 2S101AA-09100 2S101AA-09101 TIGARD CORPORATE CENTER KINDRICK ALFRED F&DIANNE M 15400 MILLIKAN WAY 12560 SW 70TH AVE BEAVERTON,OR 97006 TIGARD,OR 97223 2S101AA-09108 2S101AA-09600 R&D PROPERTY DEVELOPMENT LLC KINDRICK ALFRED F AND 7991 SW MOHAWK ST 12560 SW 70TH AVE TUALATIN,OR 97062 TIGARD,OR 97223 2S101AA-09700 2S101AA-09800 DANA MARK R ROTH J T JR&THERESA 12585 SW 68TH AVE 12600 SW 72ND AVE STE 200 TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01000 2S101AB-02000 HAMPTON PARK LLC BERMAN JOHN M& 4000 KRUSE WAY PL BLD 1 STE 275 7175 SW BEVELAND RD#210 LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S101AB-02100 2S101AB-02200 ANDRUS MICHAEL RYAN CASEY EDWARD L JR&JOANNE F 7155 SW BEVELAND ST 7085 SW BEVELAND RD PORTLAND,OR 97223 PORTLAND,OR 97223 2S101AB-02201 2S101AB-02300 SCRIVNER RONNY E/JILL A BOLON DEAN N 7115 SW BEVELAND ST 4022 NE LADDINGTON CT TIGARD,OR 97223 PORTLAND,OR 97232 2S101AB-02400 2S101AB-02500 ZEEK VELMA EDWARDS SHIM STEVE S&JANET H 7060 SW BEVELAND 14347 SW KOVEN CT TIGARD,OR 97223 TIGARD,OR 97224 2S101AB-02800 2S101AC-00100 ZEEK VELMA EDWARDS KNECHT ANNA M 7060 SW BEVELAND 20135 SW BONANZA WAY TIGARD,OR 97223 TIGARD,OR 97224 2S101AC-00200 2S101AC-00300 DAVIS SHIRLEY A WEAVER MICHAEL D&GAIL B 4225 PENN ST 7075 SW GONZAGA ST LONGVIEW,WA 98632 TIGARD,OR 972223 2S101AC-00400 2S101AC-00600 WEAVER MICHAEL D&GAIL B ROTH JACOB T JR&THERESA A 7075 SW GONZAGA ST 12600 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AC-00700 2S101AC-00800 PAULY SHERMAN R PAULY SHERMAN R PO BOX 23684 PO BOX 23684 TIGARD,OR 97281 TIGARD,OR 97281 2S101AC-00900 2S101AC-01000 TOMMY BOB L SUDIE E GIESZLER JACOB F 7120 SW GONZAGA 18206 SW FALLATIN LOOP TIGARD,OR 97223 ALOHA,OR 97007 2S101AC-01100 2S101AC-01300 HUGHES JOSEPH KAISER FOUNDATION HEALTH 7035 SW HAMPTON 3600 N INTERSTATE AVE TIGARD,OR 97223 PORTLAND,OR 97227 2S101AC-01400 2S101AC-01600 DALBEY KURT H NEIMEYER JOHN 7125 SW HAMPTON 25 82ND DR STE 200 PORTLAND,OR 97008 GLADSTONE,OR 97027 2S101AD-02400 2S101AD-02700 WESTERN EVANGELICAL SEMINARY MCCROSKEY JOHN B PO BOX 23939 1380 MORNING SKY CT PORTLAND,OR 97281 LAKE OSWEGO,OR 97034 2S101AD-02800 2S101AD-02900 MORTON DON R AND CYNTHIA SUE ROTH J T JR&THERESA A 3109 NE BROADWAY 12600 SW 72ND AVE#200 PORTLAND,OR 97232 TIGARD,OR 97223 2S101AD-03000 2S101AD-03100 KF LLC WESTON INVESTMENT CO 7407 SW HUNT CLUB DR 2154 NE BROADWAY PORTLAND,OR 97223 PORTLAND,OR 97232 (-------- s_...\_, ma .4'i August 27, 1999 CITY OF TIGARD OREGON Dr. Anna Knecht 10483 SW Bonanza Way Portland, OR 97224 RE: Notice of Complete Submittal - SDR 1999-00015 Dear Ms. Knecht: Staff has received your application for Site Development Review for the property at 7025 SW Gonzaga Way. After a preliminary Review of the submittal items, staff has determined that the application is complete and will begin reviewing the project. The processing time for this type of application is approximately 6-8 weeks. Staff has set a tentative decision date of October 14, 1999. Please be aware that this is a target date only and that a decision could be rendered before or after that date. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171 x407. Sincerely, 444, lia Powell Hajd Associate Planner is\curpin\julia\sdr\SDR99-15acc(Knecht).doc c: SDR 1999-00015 Land use file Mike Robinson, Stoel Rives LLP, Standard Insurance Center 900 SW Fifth Avenue, Suite 2600, Portland, OR 97204. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 1P 8-03 09:39 tiT7S P.04/0S FROM :FIRST AMER I CAN T I Ti...I . . 1..,rtinkt..71477""6"1","""E•re ere!erewolawse. =row.4.. set.d.4.0...e.1.044.4444.4 ea wiluilkattgin ..,". • Ni ii .4•P.ill . .. : STATE OF OREGON .t. .—__al 3 4-ke.t j/14-PIDA) county of Weetanyten I OS i .. . •• • I 1. 1,Jerry R;Hantenvitteemil.Aseesa- meat aThl-144tion an - --_.......—_ Ciwk frx taff=ofttativit:flrrot4fY that 1 ..:..:..' Iht.v.411* I ..-._—.-.----.......— ..._—_ 'I I ":07/12f7ifil. and worded A coerce' .0i.aid , - - •• ;... HPACellOIONAlo , . 1 . .. • MIll • • • I . , . 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'-5 • •- • .• • -- •''. .- . .•• ' • • -- -''• '-' ' FROM :FIRST AMERICAN TITL 19 .8-03 09:39 #775 P.06/05 ✓ 1 • TICOR TITLE INSURANCE Report No.W671953-lt • • LEGAL DESCRIPTION A tract of land in Section 1,Township 2 South,Range 1 West of the Willamette Meridian,in the City of Tigard,County of Washington and Stott,of Oregon.described as fbilows,>o,wlt Beginning at a point oa the South line of Lot 8,BEVELAZVD 222.03 feet Easterly from the Southhaet cornet of Lot 7,BEVEL AND;thence South 0'55'Bast 140 feet to a point thence Not'th 89'05'East parallel with the Southerly line of said Lot 8, 112.03 feet to a point is the Weft lime of SW 70th Avenue;thence North 0'55'West along the Wei fine of SW 70th Avenue to a point,said point being the Southeast corner of the plat of BEVELAND;thence South 89'05'West along the South line of BEVELAND,112.03 feet to the point of beginning. • • • • • _ 7 • 4 A • • `� . .� . FROM :FIRST FIMERICAN TITLF 1° )9-03 09:38 #775 P.02/05 L. :�� First American Title Insurance Company of Oregon Washington(OR) Prepared For: Prepared By:ALISSA SHAKER ~� Customer Service Department 1700 SW Fourth Avenue - Portland,Oregon 97201-5512 Phone:(503)222-3651 Fax:(503)790-7872 OWNERSHg'INFORMATION Owner :Knecht Anna M Ref Parcel Number :2S101AC 00100 CoOwner I:02S R:01W S:01 Q:253 Site Address :7025 SW Gonzaga St Tigard 97223 Parcel Number :R.0457507 Mail Address :20135 SW Bonanza Way Tigard Or 97224 Map Number Telephone :Owner: Tenant:503-639-8702 County :Washington(OR) SALES AND LOAN INFORMATION Transferred :04/10/98 Loan Amount :£164,200 Document ii 36802 Lender :Bank Of Newport Sale Price :$182,500 Loan Type :Conventional Deed Type :PersonaI Rep Interest Rare :Fixed Owned : 100 Vesting Type . PROPERTY DESCRIPTIO N ASSESSMENT AND TAX INFORMATION Map Page di:.Grid :655 G4 AfktLarui :$68,910 Census :2ract:307.00 Block: 1 Mk/Structure : $62,590 Subdivision/Plat AfktQther Neighborhood Cd :DMTG AfktTotal :$131,500 Land Use : I012 Res,Improved M50Assd Total :$89,180 Legal :ACRES.36 %Improved :48 98-99 Taxes :$1,357.10 • Exempt Amount : Exempt Type . Levy Code :02381 Millage Rate : 15.2174 PROPERTY CHARACTERISTICS Bedrooms :3 Lot Acres :.36 Year Built : 1960 Bathrooms :2,00 Lot SqFt : 15,681 EffYearBlt : 1960 Heat Method :Forced Bsm Fin SqFt Floor Cover :Carpet Pool Bsm Unfin SqFt : Appliances Foundation :Concrete Ftg Bsm Low SqFt Roof Shape Dishwasher :Yes Bldg SqFt : 1,292 RoofMatl :Conip Shingle Hood Fan 1st Fir SqFt : 1,292 Deck InteriorMar :Drywall Upper Flr SqFt : Paving Mad :Concrete Garage Type :Community Porch SqFt Const Type Garage SF :420 Attic SqFt :Wd Stud�Shtg Deck SqFt Ext Finish :251 This title Information has been furnished,without charge,In conformance wltli he guidelines approved by the State of Oregon I urenee Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting Intermediaries will not be permitted. Said Services may be discontinued. No liability is assumed for any errors in this report Fro poscLS /Noor r cdmilVe- • APPLICATION BY DR. ANNA KNECHT FOR SITE DEVELOPMENT REVIEW AND ADJUSTMENT TO ACCESS STANDARDS AT 7025 SW GONZAGA STREET Submitted August 3, 1999 I. INTRODUCTION Dr. Anna Knecht requests approval for site development review for conversion of an existing single family residence to professional/dental office located at 7025 SW Gonzaga Street in the City of Tigard, Oregon. The tax lot information for the site is WCTM 2S101AC, Tax Lot 00100. This application is made pursuant to City of Tigard Community Development Code ("TCDC") 18.360.090. In addition, because this property is located in the Tigard Triangle area, the application is subject to the Tigard Triangle Design Standards in TCDC 18.620. Mr. Kerby also requests a variance to the requirement that there be a 30-foot minimum access width for commercial uses. II. SITE INFORMATION The site is located at the east end of SW Gonzaga Street at the intersection of SW 70th Street. The properties to the west and south on SW Gonzaga Street are currently developed as single-family residences. The zoning of all surrounding properties is Mixed Use Employment ("MUE"). The zoning district permits office uses in addition to other uses. The site slopes from northeast to southwest with an approximate slope of 3%. There is an existing single family house on the property. The house has a double car garage and a carport on the east side. The site is open and well landscaped and maintained in character with the surrounding neighborhood. Fruit trees and ornamental shrubs are located around the residence. North of the property is a single family residence; south across SW Gonzaga Street is a single family residence. The property to the east is in the process of being developed. SW 70th Avenue is undeveloped. SW Gonzaga Avenue is developed. The existing driveway to the house is from SW Gonzaga Avenue. Portlnd1-2000988.1 0032461-00001 Page 1 of 21 J III. DEVELOPMENT PROPOSAL The existing single family house on the property is to remain and be converted to a dental office. The garage will be converted to a storage area and handicap access restroom. The carport will be removed to allow access to a new parking lot for 9 spaces, including a handicap accessible space, which will be constructed behind the residence. In addition, a six foot wide concrete sidewalk will be constructed along Gonzaga Street. The dental office will employ four full time employees and will treat 12 to 15 patients per day plus 8 patients for the hygienist. The proposed dental office is served by SW Gonzaga Avenue, which is an existing public street, located along the entire south frontage. The existing right-of-way is 50 feet (25 feet from centerline). This application requests an adjustment under TCDC Section 18.370.020(3) to the 30-foot wide access area to SW Gonzaga Avenue. The street is presently paved to a width of approximately 18 feet, and well manicured and landscaped drainage swales are provided on both sides. Along the east side of the property, there is a 30 foot dedicated public right-of-way created by the 1890 plat of "WEST PORTLAND HEIGHTS." The right-of-way to the North was vacated in 1987 and 1988. The "Tigard Triangle Street Plan" does not show SW 70`h extending North of SW Gonzaga Street, and this is supported by the 1987 and 1988 vacations of the existing right-of-ways adjoining the East property line of the application. The City denied the prior site development review application because the City found dedication for SW 70th Avenue was required but not provided. The applicant has discussed this issue with city staff and the city attorney. The City has agreed to accept a "reservation" for future right-of-way dedication for SW 70th Avenue. A proposed condition of approval would require the property owner to record a deed restriction in the Washington County Records acknowledging that the City may purchase for fair market value the right-of-way in the future and requiring the City to provide a driveway from the property to SW 70th Avenue at such time as that street is improved by the City. However, the City may not, under the holding in Dolan v. City of Tigard, require a dedication of right-of-way for the expansion of SW 70`h Avenue in connection with this application. Traffic from a dental office is such that SW Gonzaga Avenue will accommodate the use. An improved and expanded SW 70th Avenue is unnecessary due to the impacts of this application. The applicant can satisfy the applicable approval criteria with the right-of-way reservation. Port lnd1-2000988.1 0032461-00001 Page 2 of 21 IV. APPROVAL CRITERIA A. SITE DEVELOPMENT REVIEW 1. Approval criteria a. TCDC 18.360.090(A)(1): Compliance with all of the applicable requirements of this title including Chapter 18.800, Street and Utility Standards. Response: STREETS: The site is bordered on the south side by SW Gonzaga Street and on the east side by the unimproved right-of-way for SW 70th Avenue. SW Gonzaga Street is a paved roadway but is not built to meet the City's width and structural section standards. Presently, there is approximately 25 feet of right-of-way north of the street centerline to the site. TCDC 18.810.030(C)(2) requires that access shall be in accordance with TCDC 18.705.030(I)(1), which requires a 30-foot minimum access width for commercial uses. Access to this lot is from SW Gonzaga Street. While the driveway meets the minimum pavement width of 24 feet, there is slightly less than 25 feet of access width between the east end of the house and the west edge of the SW 70`h Avenue right-of-way. SW 70th Avenue is not improved. Until the city constructs SW 70th Avenue, it is not possible to meet the 30-foot wide minimum access width requirement. Therefore, an adjustment to this requirement is necessary. The applicant addresses the adjustment criteria in section C of this application. SW 70`h Avenue is also classified as a local street and also requires a 60-foot right of way. Presently, the right-of-way is less than the required 60-foot requirement. The applicant proposes to reserve for future right-of-way for SW 70th Avenue. This could be accomplished by the City conditioning the property owner to record a deed restriction in the Washington County Public Records acknowledging that the city may purchase for fair market value the right-of-way in the future and requiring the City to provide a driveway from the property to SW 70th Avenue at such time as SW 70th Avenue is improved by the City. STORM DRAINAGE: Drainage from the parking lot will be collected by a trapped catch basin discharging into an 8" pvc pipe, which connects to a proposed catch basin located in SW Gonzaga Avenue. Ten inch pvc will connect the catch basin in SW Gonzaga Avenue to the existing drainage pipe located in SW Gonzaga Avenue. Both catch basins will be installed by the applicant. The Portlnd1-2000988.1 0032461-00001 Page 3 of 21 trapped catch basin will provide water quality treatment for much of the new parking area; thus water quality treatment is provided for the equivalent new impervious area. Preservation of grassed channels will minimize the impact of storm water runoff by slowing runoff velocities thereby increasing the time of concentration and lower the runoff coefficient and reducing flows. WATER: Water service is provided by an existing 3/4" water meter, and is located in the service area of the Tualatin Valley Water District. The District has been contacted and has requested that a reduced pressure principle type backflow device be installed behind the water meter. SANITARY SEWER: Sewer service is presently provided by an existing septic tank. The nearest existing sewer is over 500 feet away on SW 72"d Avenue. The applicant proposes to continue using the existing septic system and signing a non-remonstrance agreement for the sewer improvements in lieu of extending the sewer. ELECTRICAL: The property is presently served by overhead power from a power pole at the Southeast corner of the property. This overhead service will be placed underground. The existing overhead service along S. W. Gonzaga is proposed to remain as the cost of placing these utilities underground and reconnecting the existing houses served by overhead service is prohibitive. A fee in lieu of construction will be paid by the applicant. b. TCDC 18.360.090(A)(2)(a): Relationship to the natural and physical environment: a. Buildings shall be: (1) Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2) Located in areas not subject to ground slumping or sliding; (3) Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and Port lnd1-2000988.1 0032461-00001 Page 4 of 21 (4) Oriented with consideration for sun and wind. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Response: Because the applicant proposes to utilize the existing house and convert it into the dental office, this criterion does not apply. The proposed parking is designed so that all existing trees will be preserved on the site. There is one tree, which is a 15-inch plum tree, located near Gonzaga Street that may be required to be removed so that the six foot concrete sidewalk can be constructed. If construction of the sidewalk necessitates that the tree be removed, the applicant will apply for a tree removal permit at that time. c. TCDC 18.360.090(A)(3)(a): Exterior elevations: a. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: (1) Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; (2) Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and (3) Offsets or breaks in roof elevations of three or more feet in height. Response: The applicant proposes to renovate an existing single family home into a dental office. Because the use is not single family or multi-family, the criterion does not apply. Port lnd1-2000988.1 0032461-00001 Page 5 of 21 d. TCDC 18.360.090(A)(4)(a): Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (2) The size of the buffer required to achieve the purpose in terms of width and height; (3) The direction(s) from which buffering is needed; (4) The required density of the buffering; and (5) Whether the viewer is stationary or mobile. Response: The proposed use is in the MUE zoning district. The existing abutting uses to the west and north are single family homes. Buffer Standard "C" applies. Buffer Standard "C", Option "3" applies to this site on the north property line and part of the west property line. Option "3" requires a 6 foot wide landscaping strip with a 6 foot high wall and trees planted between 15 feet and 30 feet apart with shrubs as a groundcover. The west property line has a 4 foot to 5 foot high juniper hedge on the south side, running just north of the house. A 6 foot high "good neighbor" wood fence will be installed on the north side of the west property line and along the entire north property line. TCDC 18.745.050(A)(3) allows an applicant to propose a detailed landscaping and screening plan in lieu of the established standards. The applicant proposes the following: • Six foot high wood, good neighbor fence. • Six foot wide minimum landscaped buffer with shrubs. Portlndl-2000988.1 0032461-00001 Page 6 of 21 • Maintain existing 7 inch dbh pear and 7 inch dbh and 9 dbh inch apple trees. • Install new trees on thirty foot centers. The proposed landscaping largely matches Option "C3" except a six foot high fence instead of a six foot high wall and trees at the maximum spacing are proposed. The Director can find that because this area is redeveloping and the abutting single family homes are likely to be redeveloped, this proposed buffer is more than adequate. Further, a dental/professional office has few off-site impacts such as nighttime activities, light, noise, glare or odor. e. TCDC 18.360.090(A)(4)(b): On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (1) What needs to be screened; (2) The direction from which it is needed; (3) How dense the screen needs to be; (4) Whether the viewer is stationary or mobile; and (5) Whether the screening needs to be year around. Response: The parking lot will be screened with a 6 foot high "good neighbor" wood fence, which will be located on the north and west property lines. f. TCDC 18.360.090(A)(4): Privacy and noise: multi-family or group living uses: a. Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a below; Ponlnd1-2000988.1 0032461-00001 Page 7 of 21 b. The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise; c. On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses; and d. Buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. Response: This criterion does not apply because the proposed use is not multi-family or group living. g. TCDC 18.360.090(A)(6)(a): Private outdoor area: multi-family use: a. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and (1) Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit; and (2) Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. Response: This criterion does not apply because the proposed use is not multi-family. h. TCDC 18.360.090(A)(6)(b): Wherever possible, private outdoor open spaces should be oriented toward the sun. Port lndl-2000988.1 0032461-00001 Page 8 of 21 Response: Because this is a dental office and a commercial use, there is not specific private outdoor open space proposed for the site. I. TCDC 18.360.090(A)(6)(c): Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. Response: There are no proposed private outdoor spaces. Thus this criterion is not applicable to this application. j. TCDC 18.360.090(A)(7)(a)(b)(c): Shared outdoor recreation areas: multi-family use: a. In addition to the requirements of subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: (1) Studio up to and including two-bedroom units, 200 square feet per unit; and (2) Three or more bedroom units, 300 square feet per unit. b. The required recreation space may be provided as follows: (1) It may be all outdoor space; or (2) It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or (3) It may be all public or common space; or Portlndl-2000988.1 0032461-00001 Page 9 of 21 (4) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and (5) Where balconies are added to units, the balconies shall not be less than 48 square feet. c. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety. Response: This criterion does not apply because the proposed use is not multi-family. k. TCDC 18.360.090(A1(8): Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. Response: This criterion does not apply because the site is not located within or adjacent to the 100-year floodplain. 1. TCDC 18.360.090(A)(9)(a)(b): Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and Portlndl-2000988.1 0032461-00001 Page 10 of 21 b. These areas may be defined by, but not limited to: (1) A deck, patio, low wall, hedge, or draping vine; (2) A trellis or arbor; (3) A change in elevation or grade; (4) A change in the texture of the path material; (5) Sign; or (6) Landscaping. Response: The parking area could be considered a semi-public or private space that should be designed in a manner to prevent crime. The applicant proposes to screen and buffer the parking area to help screen it from the adjacent sites. m. TCDC 18.360.090(A)(10): 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. Portlndl-2000988.1 0032461-00001 Page 11 of 21 Response: The applicant will install a light over the entry way ramp and a light in the parking lot. In addition, the building will have an alarm system to deter crime. c. TCDC 18.360.090(11): Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b. The requirements for transit facilities shall be based on: (1) The location of other transit facilities in the area; and (2) The size and type of the proposal. c. The following facilities may be required after City and Tri-Met review: (1) Bus stop shelters; (2) Turnouts for buses; and (3) Connecting paths to the shelters. Response: There are two bus shelters that are located near this site. The first bus shelter is located on SW 72nd Avenue and the second shelter is located on SW Hampton Street. Both bus stops are within walking distances and pedestrians may reach the stops by walking on the existing and proposed sidewalks. This criterion has been met. c. TCDC 18.360.090(A)(12): Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100; Portlndl-2000988.1 0032461-00001 Page 12 of 21 b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be Iandscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. Response: The existing landscaping is to be preserved. The proposed parking is located in the existing lawn area, and some replanting of grass will be required around the parking lot. n. TCDC 18.360.090(A)(13): Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Response: Drainage from the parking lot will be collected by a trapped catch basin discharging into an 8" pvc pipe, which connects to a proposed catch basin located in SW Gonzaga Avenue. Ten inch pvc will connect the catch basin in SW Gonzaga Avenue to the existing drainage pipe located in SW Gonzaga Avenue. Both catch basins will be installed by the applicant. The trapped catch basin will provide water quality treatment for much of the new parking area, therefore water quality treatment is provided for the equivalent new impervious area. Preservation of grassed channels will minimize the impact of storm water runoff by slowing runoff velocities thereby increasing the time of concentration and lower the runoff coefficient and reducing flows. o. TCDC 18.360.090(A)(14): Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447. Response: The applicant will provide one handicap parking space and a concrete handicap access ramp into the building. Those provisions will be constructed in accordance with the requirements set forth in ORS Chapter 447. Port Ind1-2000988.1 0032461-00001 Page 13 of 21 P. TCDC 18.360.090(A)(15): 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. Response: The applicant has proposed a variance to the access requirement, which is set forth in section C below; otherwise, all other provisions and regulations of the underlying zone are met. 2. Conclusion For the reasons described above, all the criteria listed in 18.360.090 is met. B. TIGARD TRIANGLE STANDARDS 1. Approval Criteria TCDC 18.620 provides the design standards for sites located in the Tigard triangle area. Because this site is located in the Tigard triangle area, this section is applicable to the application. a. TCDC 18.620.020: A. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370.010 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design Option a. Local street spacing shall provide public street connections at intervals of no more than 660 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Portlndl-2000988.1 0032461-00001 Page 14 of 21 2. Performance Option a. Local street spacing shall occur at intervals of no less than eight 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 form a local origin to a collector or greater facility is not more than one and one-half the straight-line distance. Response: This application satisfies the performance option. The existing local street spacing in the area allows vehicle and pedestrian trips to an arterial (SW 72nd Avenue ) via SW Gonzaga Avenue. Local street spacing occurs at the required interval. b. TCDC 18.620.030(1).(2-(3): These sections provide for the site design standards. Because the proposal involves an existing structure building placement and setbacks will not be changed, building setback, front yard setback design standards do not apply c. TCDC 18.620.030(4): Walkway connection to building entrances - A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six 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 18.520.040B and Table 18.520.2. Response: There is a walkway entrance from the parking area to the building. That entrance is located at the rear of the house and is considered to be the main entrance to the dentist office because it is located close to the parking area. Because most of the dental patients will be arriving by car and parking in the lot behind the office, most patients will use the rear Portlndl-2000988.1 0032461-00001 Page 15 of 21 entrance. There is also a concrete walkway that goes from the front door to the existing concrete driveway, which leads to the sidewalk. d. TCDC 18.620.030(5): Parking location and landscape design - Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. Response: This criterion is inapplicable because the proposal does not include a "newly constructed building." However, because of the existing dwelling's location on the lot, the proposed parking is located behind the house. e. TCDC 18.620.040(1)(2)(3)(4)(5)(6): Response: These section provides for the building design standards. Because the proposal involves an existing structure ground floor windows, building facades, weather protection, building materials, roofs and roof-lines, and roof-mounted equipment standards do not apply. d. TCDC 18.620.050: A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the following standards shall be met: 1. Zoning district regulations - Residential only developments within the C-G and MUE zones shall meet the sign requirements for the R-25 zone 18.780.130B; non-residential developments within the C-G zone shall meet the sign requirements for the commercial zones, 18.780.130C; and non-residential Port lnd1-2000988.1 0032461-00001 Page 16 of 21 development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D. 2. Sign area limits - The maximum sign area limits found in 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. 3. 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 heigh increases will be permitted within the Tigard Triangle. 4. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. Response: The applicant proposes a freestanding sign meeting the sign ordinance standards. The sign will not exceed a total of 64 square feet for all sign faces nor be higher than 8 feet. e. TCDC 18.620.060: A. Required locations. Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location - Entry portals shall be located at the intersection of 99W and Dartmouth; 99W and 72"d; I-5 and Dartmouth; Hwy., 217 and 72"d; and at the Hwy. 217 Overcrossing and Dartmouth. 2. Design - The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. Response: This section is inapplicable because this site is not at an entry portal. Port lndl-2000988.1 0032461-00001 Page 17 of 21 f. TCDC 18.620.070: A. Applicable levels. Two 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 define 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. 2. 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 2-1/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effet within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Response: The application describes the landscaping, buffering, and screening in the criteria, above. This criterion will be met through the existing landscaping, buffering, and screening that is already located on the site. 2. Conclusion For the reasons above, the Director can find that the Tigard Triangle design requirements have been met. C. ADJUSTMENT 1. Access Requirement TCDC 18.705.030(1)(1) requires a 30-foot minimum access width for commercial uses. Access to this lot is from SW Gonzaga Street. While the driveway meets the minimum pavement width of 24 feet, there is slightly less than 25 feet of access width between the east end of the house and the west edge of the SW 70th Avenue right-of-way. SW 70th Avenue is not improved. Until the city constructs SW 70th Avenue, it is not possible to meet the 30-foot Port lnd1-2000988.1 0032461-00001 Page 18 of 21 wide minimum access width requirement. Therefore, an adjustment to this requirement is necessary. 2. Adjustment Criteria TCDC 18.370.020(C)(3) authorizes a special adjustment to access and egress standards contained in TCDC Chapter 18.705. TCDC 18.370.020(C)(3)(a) provides: "In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure as governed in section 18.390.030, using approval criteria contained in Subsection 2B below." [Note: The TCDC should refer to 2(c).] Response: This application requests an adjustment because the access drive cannot be readily designed to conform to the requirements of the TCDC and access in conjunction with another parcel is not possible. The following adjustment approval criteria are relevant to this application. The findings below demonstrating compliance with the approval criteria are shown below each. a. TCDC 18.370.020(C)(3)(b)(1): It is not possible to share access. Response: The existing driveway to this lot is on the east side of the house. Shared access would require construction of a new driveway on the west side of the house which would require the driveway to cross the subsurface sanitary disposal system. The Director can find that it is not possible to share access to this lot. b. TCDC 18.370020(C)(3)(b)(2): There are no other alternative access points on the street in question or from another street. Portlndl-2000988.1 0032461-00001 Page 19 of 21 Response: As described above in (A), above, there are no present alternative access points from SW Gonzaga Street to the lot. The lot also abuts the right-of-way for SW 70th Avenue, an unimproved street which contains only half of the required right-of-way. It is not presently possible to provide access from SW 70th because an improved street is not present. The Director can find that this criterion is satisfied. c. TCDC 18.370.020(C)(3)(b)(3): The access separation requirements cannot be met. Response: This criterion is inapplicable. d. TCDC 18.370.020(C)(3)(b)(4): The request is the minimum adjustment required to provide adequate access. Response: The applicant requests that the Director grant an adjustment to allow a 24-foot wide minimum access width where a 30-foot wide access is required. The applicant requests that the Director impose a condition of approval that, at such time as this lot can take access from SW 70th Avenue, the applicant be required to provide a 30-foot wide minimum access width to SW 70th Avenue. The Director can find that this criterion is satisfied. e. TCDC 18.370.020(C)(3(b)(5): The approved access or access approved with conditions will result in a safe access. Response: The Director can find that the approved access width conditions will result in safe access to this lot. The driveway will meet the 24-foot width requirement with curbs. The driveway will be level and will drain properly. The driveway will be paved. Portlndl-2000988.1 0032461-00001 Page 20 of 21 f. TCDC 18.370.020(C)(3)(b)(6): The visual clearance requirements of Chapter 18.795 will be met. Response: The Director can find that these requirements will be satisfied. 3. Conclusion For the reasons described above, the Director can find that an adjustment allowing a 24-foot wide minimum access width where a 30-foot is required by TCDC 18.705.030(1)(1) is justified. Port lndl-2000988.1 0032461-00001 Page 21 of 21 Fee : H APPLICATION FOR INSPECTION TO AUTHORIZE THE USE OF AN ON-SITE DISPOSAL SYSTEM WASHINGTON COUNTY DEPARTMENT OF HEALTH AND HUMAN SERVICES ENVIRONMENTAL HEALTH AND SANITATION CR #: DATE: FEE PD: Authorization Notice Inspection Biannual Inspection of Hardship Connection No Field Visit MAP AND TAX LOT #: TOWNSHIP 2s RANGE 1 w SECTION 1 T.L. # 10 0 ROAD/DIR1CTIONS: East from Highway 217 on S . W. 72nd Avenue , Turn Right on S . W. Gonzaga , Last House on Left APPLICANT'S NAME: Anna M_ xrLPc-1,t , nMn Phone # (H): 624-1881 ADDRESS: 10483_ S . wj bonanza Warr _ (B): 59n_ 1965 Tigard , Oregon 97224 Size of Property (Dimensions/Acreage) : 1 1 2 t by 14 n ' Water Supply City of Tigard Why is the Authorization Notice needed? (describe in detail - if bedroom number change, describe previous and proposed) : Conversion of 3 bedroom house to Dental Office in Commercial Zone FOR SYSTEMS 5 YEARS OR OLDER, THE FOLLOWING REQUIREMENTS MUST BE COMPLETED PRIOR TO SUBMITTING THE APPLICATION: 1) Provide a pumping receipt with a septic tank inspection report from a licensed pumper dated within the last five years. The septic tank is required to be pumped out if that has not been done. The top of the tank, baffles, and inlet and outlet fittings (when accessible) shall also be inspected. 2) Uncover the distribution box or top drop box. 3) County file is to be attached, or if the Health Department does not have a record of the system, attach a plot plan which includes the location of the house and all existing structures, driveways, wells (including neighbors), property lines, location of septic tank, and location and length of drainlines. Include all distances and setback of septic tank, and location and length of drainlines. Include all distances and setbacks. In some cases, portions of the drainfield may need to be uncovered. FOR SYSTEMS LESS THAN 5 YEARS OLD: 1) Portions of the system may be required to be exposed. 2) It is recommended that steel tanks older than one year be uncovered and inspected. FOR ALL SYSTEMS: 1) If the purpose of this inspection is for an addition to your residence, the location of this addition must also be'included on the plan. 2) Land-Use Compatibility Statement must be attached. By my signature, I certify that the information I have furnished is correct, and hereby grant the Washington County Department of Health permission to enter into the above described property for the purpose of this application. Signed By: \-sr\k c_Oc Date: -1 - N Please circle one:40CM3) Agent \..knv\wpshareU inda\authonot.04-30-97 e_a4n, 3 SD • FOR DEO USE ONLY LAND USE COMPATIBILITY STATEMENT FOR ON-SITE SEWAGE DISPOSAL SYSTEMS PPLICANT'S NAME MAILING ADDRESS PHONE 10483 S . .W. :Bona.nza Way ( 5(-13 ) 62n_t881 Anna M. Knecht , DMD Tigard , Oregon 97224 CITY STATE ZIP TOWNSHIP RANGE SECTION TAX LOT OR ACCT NO L 2 South 1 West 1 100 , Map 2S-1-1AC o I c • ' A SUBDIVISION/PROJECT LOT BLOCK COUNTY T Washington t I 0 N PROPERTY IS A LOT DF RECORD CREATED BEFORE AUGUST 1, 1981. 'ROPOSED LAND USE • Conversion of a single family residence to a dental office in an existing . commercial zone in the City of Tigard • STATEMENT OF COMPATIBILITY FROM APPROPRIATE LAND USE AUTHORITY (An equivalent statement may be provided in lieu of this form) MUE - Mixed Use PROPERTY'S ZONING DESIGNATION 7 <ed L/Se i/D/O>/i f(A/4 THE ABOVE PROPOSAL HAS BE EN REVIEWED AND FOUND TO BE: COMPATIBLE WITH THE LCDC ACKNOWLEDGED CONSISTENT WITH THE COMPREHENSIVE PLAN ❑ STATEWIDE PLANNING GOALS • OR NOT COMPATIBLE WITH THE LCDC NOT CONSISTENT WITH THE ❑ ACKNO.ILEDGE) C04PREHEMSIVE PLAN ❑ STATEWIDE PLANNING GOALS • REASON FOR FINDING OF CriWATIBILITY / INCOMPATIBILITY � ,y �,DQ 4��/P✓Q� 2.:9/)//u5. �/)/ ii/ws �i� f po ��t4 o F cg) 7 - d PROPERTY IS LOCATED: (check one) INSIDE URBAN GROWTH BOUNDARY OUTSIDE URBAN INSIDE CITY ❑ OUTSIDE CITY LIMITS GROWTH BOUNDARY • LAND USE AUTHORITY • 6/74-,C �' fro/. ..• SIGNED . TITLE DATE ❑ CITY/COUNTY CONCURRENCE IF INSIDE URBAN GROWTH BOUNDARY SIGNED TITLE DATE (3/21/90) . , ALOHA SANITARY SERVICE P.O. Box 309, BANKS, OREGON 97106 644-2797 * 648-6254 * 639-5188 SEPTIC SYSTEM EVALUATION NAME: T hi I.;A y.,,,ti v\ ADDRESS: "7(2,c- Q. id,, 6()11Z...4 c ,a CITY: ‘ L ,ACIsi STATE: ZIP: PHONE HOME: UJt--k-`-k(p(7(o WORK: EVALULATION SITE: \ 1N■,-,-_ 14K) 4-03Q;--. P.O.#: PAID BY CHARGE ❑ V(AISCHECK ( CASH ❑ CREDIT CARD ❑ To BE COMPLETED BY LICENSEC SEPTIC PUMPER: DEQ LICENSE #33443 TYPE OF TANK: STEEL ❑ CONCRETE Tr"- PLASTIC ❑ �.,/OTHER HORIZONTAL ❑ VERTI L ❑ RECTANGLE f�' OTHER SIZE OF TANK: 350 ❑ 500 ❑ 750 000 ❑ 1250 ❑ 1500 ❑ 2000 ❑ 3000 ❑ LID LOCATION: INLET ❑ OUTLET MIDDLE ❑ OTHER NEEDS NEW LID? ❑ YES SIZE �,�f TANK CONDITION: GOOD ❑ FAIR L'S POOR ❑ FITTINGS: BAFFLES CONCRETE LY CAST IRON ❑ PLASTIC ❑ • YES ❑ No HOUSE WAS VACANT. SYSTEM NOT IN OPERATION. SYSTEM MAY BE EVALUATED AT A LATER DATE AFTER DWELLING HAS BEEN OCCUPIED FOR 3 TO 6 MONTHS. YES ❑ No IT IS THE OPINION OF ALOHA SANITARY SERVICE THAT THIS SEWAGE DISPOSAL SYSTEM IS FUNCTIONING SATISFACTORILY AT THE TIME OF INSPECTION AND UNDER PRESENT CONDITIONS. ❑ YES • No SEWAGE WAS DISCHARGING ON THE SURFACE OF THE GROUND. 1 YES 0 No THERE ARE INDICATIONS THAT THIS SYSTEM MAY NOT FUNCTION SATISFACTORILY DURING WINTER MONTHS. NOT RESPONSIBLE FOR ANY PLUMBING LINES NOT CONNECTED TO THE SEPTIC TANK. COMMENTS: ``� Z J f'1- 3r LJ Z�u�L ����YJ'l� � Q,'.1 3�X !�'!�N'1 /�f ►� �A��;� 2-,4A-r Id& Z/4 6--1C) 4VE ►4cC itr,'/J CS LJ,4 i r,e, a; `v-1-ivS' - - C v i , NLOL-d --1-e- -7-1 I CERTIFY THAT TO THE BEST OF MY K OW EDGE, ALL OF THE QUESTIONS ANSWERED ON THIS FORM ARE ACCURATE. F �+ Z C 1 7 r SgMATUR WsiD RTC P PIA DATE y j� THIS INSPECTION DOES NOT CONSTITUTE A GUARANTEE THAT THE SEWAGE SYSTEMS WILL CONTINUE TO FUNCTION PROPERLY. . , „ . • ALOHA SANITARY gERVICE r" P.O. Box 309, BANKS, OREGON 97106 644-2797 * 648-6254 * 639-5188 03018 NAME: ,42 IJ Jf AAifi'C i l_ ADDRESS: C�ZS� s',1,./, �7o{JZ>�C�A CITY: STATE: ZIP: HOME: �L� ��� WORK: CELL: JOB SITE: _ a1n' iz 'a0 v4ci3, P.O.#: PAID BY CHARGE ❑ j0 cCHECKc CASH ❑ CREDIT CARD ❑ DATE y-- E. 7- ckcv DRIVER j0 kC� 7 Vaal AMOUNT S/4' PUMP SEPTIC TANK �n. 6-1-r! ❑ LINE OPENING r i/Z1 . INSPECTION FEE f G'i ❑ SERVICE CALL /Z7 LABOR, LOCATING, DIGGING & BACKFILL 1 L\C) ❑ MATERIAL ■ \ , ---THIS IS NOT A SEPTIC SYSTEM INSPECTION REPORT--- TOTAL $ ,'JS~ c" - - REMARKS - - TYPE OF TANK: STEEL 0 CONCRETE L7 PLASTIC ❑ 07-OTHER HOMEMADE HORIZONTAL ❑ VERTI L ❑ RECTANGLE SIZE OF TANK: 350 ❑ 500 ❑ 750 1000 ❑ 1250 ❑ 1500 ❑ 2000 ❑ 3000 ❑ LID LOCATION: INLET ❑ OUTLET MIDDLE ❑ ENTIRE TOP CI TANK CONDITION: GOOD ❑ FAIR POOR ❑ FITTINGS: BAFFLES T CONCRETE EV CAST IRON ❑ PLASTIC ❑ NEEDS NEW LID? ❑ YES SIZE GROUND COVER OVER TANK // r COMMENT ON CONDITION OF DRAINFIELD ETC. SIGNED BY DATE AUG-49-99 09:29AM1 FROM-STOEL RIVF 503-220-2480 T-136 P.01/02 F-345 STDEL RIVES 1.LP ATTORNEYS STANDARD INSURANCE CENTER 900 SW FIFTH AVENUE,SUITE 2300 PORTLAND,OREGON 97204-1268 Tetcpfwne(503)224-3380 Fa (503)220.2460 TO:_ Name:_ _ _ Fax No. Company/Firm: Office No. _ Julia Hajduk 684-7297 City of Tigard 639-4171 Name: Sender's Direct Dial: _ _ — FROM: Michael C. Robinson (503) 294-9194 Client: I Matter: ( /z 'xJ/ "_r '. ao .S1ila4'1 I DATE: August 19, 1999 No. Of Pages (including this cover): Originals Not Forwarded Unless Checked: r First Class Mail `_j Overnight Delivery L Hand Delivery In case of error call the fax operator at (503) 294-9508. - This facsimile may contain confidential information that is protected by the attorney-client or work product privilege. If the reader of this message is not the intended recipient or an employee responsible for delivering the facsimile, please do nor distribute this facsimile, notify r s immediately by telephone, and return This facsimile by mail. Thank you. COMMENTS: Julia - here is the revised 8 1/2 x 11 site plan that you requested. _ pon1rr0-11704115 1 0099999-00001 • 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, V r& Ct /Zea y , do affirm that I am (represent) the party initiating interest in a proposed � f i& FtCC-" affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) /`' �`-/ s%Iv - (i 17--h 4 , and Y did on the ,� day of , 19 9 9 personally post notice indicating that the site may be proposed for a D r- G' F/CE application, and the time, date and place of a neighborhood meeting to discuss the proposal. G-o�z The sign was posted at -7 G 7� f�lv�• i -- rientr t'-r= 419. (state location you posted notice on property) 1, 44- Signature (In the pce of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 9 , day of -/f/c , 19 . � �,;v- . pFFIC1ALSE';AL `' "" a JO AN L DALY NOTARY PUBLIC OF OREGON ''• �:� ? Co TARP PUBLfC • OREGON t <'- i-- `' ,• i �� MMI5510N Np '83 My Commission Expires: �, (-' 30F, ,,, _ �, '4 ''s MY�MNRSStQN EXPfRES JAN.29.2liD1 �i �-rir_^r�i�i�rii�ri �• (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: ANA , Kif6CI`/r TYPE OF PROPOSED DEVELOPMENT: 0.40-fit II Name of Applicant/Owner: ; 'it' ti A.�C. — --r6 E Address or General Location of Subject Property: arm. — R I Subject Property Tax Map(s)and Lot#(s): h:Uog in\pattylmasters1affpost.mst AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) 1, ,, r6a-Ai cz A 6 WY , being duly sworn, depose and say that on MR , 19 9', 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) 7 s S, J. Cre,e4Agn Ti 1 he ii, X32, q13 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/y / 74 . with postage prepaid thereon. itei Signature (In th 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 */tknil , 19 lIr1.'�� 0 77 itizt „0„..„7-i•...,. OFFICIALS .f�r��1' 1 JO ANNE DAY NOTARY PUBLIC OF OREGON OREGON N. w v COMM 5SlON NO 308 83 i\ My p � my coal�rssrnr M Commission Expires. Q/-�U-0Z ;,..0:.. r_ J f XPIRES JAN.20.2002 . �r�rr irr.�/✓^.r�� (Applicant, please complete information below for proper placement with proposed project) 1 NAME OF PROJECT OR PROPOSED NAME: A14 /u lejt�tFCffT TYPE OF PROPOSED DEVELOPMENT: if, 7-41- Oi PiCE Name of Applicant/Owner: AWNA /,44 Kwf Cf/r ^ S''16-o 6 eL-Nb y Address or General Location of Subject Property: IC 1-6 5:GO, &ONr—ir4 — T rified Subject Property Tax Map(s)and Lot#(s): h:Uogin\patty\masters\affmail mst NOTICE OF DECISION 4110 SITE DEVELOPMENT REVIEW [SDRI 98-0009 CITY YOOFTIGARD Community(Development KNECHT DENTAL OFFICE Shaping)4 Better Community 120 DAYS = 11/13/98 SECTION I. APPLICATION SUMMARY FILE NAME: KNECHT DENTAL OFFICE CASE NO.: Site Development Review SDR 98-0009 PROPOSAL: The applicant has requested Site Development Review approval to convert an existing dwelling unit into a dental office. APPLICANT: Steve Kerby OWNER: Anna Knecht 7100 SW Hampton, Suite 121 10483 SW Bonanza Way Tigard, OR 97223 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. LOCATION: 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has DENIED the above request because the project does not meet development code standards for streets, landscaping, walkways, street trees, lighting, access and sewer. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 1 OF 17 a SECTION III. BACKGROUND INFORMATION Site History: The property is developed and has been used as a single-family residence. A search of City records indicates that there are no previous land use approvals granted for the site. Vicinity Information: The subject site is located on the northwest corner of SW Gonzaga Street and SW 70th Avenue. The property to the west and south, along SW Gonzaga Street, is currently developed as single-family residences. The zoning of all surrounding properties is Mixed Use Employment (MUE). The zoning permits commercial businesses and the two properties directly to the west of the subject parcel are currently operating, illegally, as commercial businesses. Planning Staff and the Code Enforcement Division are aware of this and action is under way to bring these sites into compliance. The owner of the parcels has attended a pre-application conference and is moving forward in applying for Site Development Review. The property to the east, across the SW 70th Avenue right-of-way has received approval for the construction of a dental office. The properties to the north have access onto Beveland and several of those homes are operating commercial businesses. Site Information and Proposal Description: The site is identified as 7025 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00100. The site is within the Tigard Triangle, therefore, the Tigard Triangle Design Standards apply. The site is currently developed with a single-family residence. The proposal is to convert the existing structure to an office, pave the parking areas and install landscaping. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Section 18.120.180 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Impact Study: Section 18.32.050 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 18.32.250 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. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 2 OF 17 The applicant is required to dedicate a portion of the property to allow for the full required street width of SW 70th Avenue. In accordance with Section 18.164.030.A and J and consistent with the Tigard Triangle standards, the applicant is required to pay for and construct their portion of the local street fronting the property. In order for the local street system to function to serve all properties at buildout, streets meeting minimum standards must be provided. The required improvements provide for the share of local street improvements needed to serve this development in conjunction with the standard improvements that are required of all other properties. In other words, the applicant is only paying for their portion or segment of the local street system. With the improvements, the applicant will be providing services that will be adequate to serve the needs of the proposed use. The applicant has provided an impact statement that states the required dedication and improvements are not roughly proportional to the conversion. Staff believes that this is not a true quantification of the impact. All new commercial developments are required to have approved access on a local street. Customers of a commercial establishment on a local street utilize the local street network. Because a commercial development on a local street is only contributing to improvements to their frontage, the local street improvement is proportional to the impact which that use has on the rest of the local street system. While the proportionality of local street improvements has been discussed, additional evidence of proportionality for the dedication requirement is demonstrated in the following TIF analysis. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are 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% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $174. The total TIF calculated for a residential conversion to a dental office is $5,333.10 (40.65 trips - 10 trips credited for residence x $174). The applicant is being required to dedicate an additional 24 feet (3362 square feet) of right-of-way along SW 70th Avenue. Based on the City's CIP budget for purchases of property for street ROW, property is assessed at $3 per square foot. Assuming a cost of $3 per square foot, it is estimated that the total cost of the dedication of SW 70th Avenue is $10,086 (3362 sq. ft. x $3). Upon completion of this development, the applicant will be required to pay TIF's of approximately $5,333. Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is $16,665 ($5,333 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $5,333, the unmitigated impact can be valued at $11,332. Given these estimates ($10,086 dedication), the dedication requirement meets the roughly proportional standard. The cost of the street improvements is not reviewed for proportionality, as the requirement to have access to a commercial site from an approved street is necessary to meet the minimum City standards for pedestrian-vehicular safety and drainage. As stated previously in this Impact Analysis, because all development requires use of the public street network, and local streets are not covered by the TIFs, the requirement to improve local streets is proportional to the use the development has on the rest of the local street network. The street improvement and dedication requirements is discussed in this decision under Street and Utility Improvements Standards. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 3 OF 17 PROVISIONS AND REGULATIONS OF UNDERLYING ZONE The MUE zone states that dimensional requirements for all commercial use types shall be the same as the C-G district (Section 18.62.050). Section 18.62.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15% landscaping. The proposal provides for more than 15% landscaping, thus meeting the underlying zones landscaping regulations. Please note: Additional landscaping standards apply which may increase the amount of landscaping currently proposed. The MUE zone states that the maximum Floor Area Ratio (FAR) for all commercial and industrial use types shall not exceed 0.40. The existing structure does not exceed 40% of the site, therefore, the FAR has been met. Setbacks: Section 18.62.050 states that no front, side, or rear yard setback is required except a 20 foot side and rear yard setback is required where the zone abuts a residential zoning district. The maximum building height is 45 feet This section is not applicable as the structure is existing and setbacks will not be altered as a result of this proposal. Setbacks related to landscaping requirements are discussed further elsewhere within this decision. FINDING: Because the proposed use is permitted in the underlying zone and meets the setback and dimensional requirements for that zone, the provisions and regulations of the underlying zone have been met. Tigard Triangle Design Standards: Section 18.67. 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, including remodeling and renovation projects resulting in 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 Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. BECAUSE THE PROPOSAL INVOLVES AN EXISTING STRUCTURE, THE FOLLOWING DESIGN STANDARDS DO NOT APPLY: A. Site Design Standards including: building placement, building setback, front yard setback design and; NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 4 OF 17 B. Building Design Standards including: ground floor windows, building facades, weather protection, building materials, roofs and roof-lines, and roof-mounted equipment. THE FOLLOWING DESIGN STANDARDS ARE APPLICABLE TO THIS DEVELOPMENT: Site Design Standards A 6 foot wide scored concrete or modular paving walk way is required between a building's entrance and a public street or accessway. The applicant has not indicated a 6-foot-wide walkway meeting the above standards will be installed. FINDING: Because a walkway is not existing or proposed, the standard requiring a 6-foot-wide walkway from the building entrance to the public street has not been satisfied. Street Connectivity: All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: A. Local street spacing shall provide public street connections at intervals of no more than 660 feet. B. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: A. Local street spacing shall occur at intervals of no less than eight 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 applicant's impact statement states that the design option has been met because they say SW 70th Avenue connects with SW Gonzaga Street across the street. The intent of the 660 foot design option is to provide for connecting routes along local streets which will reduce trips from being forced onto the regional network. In order for the local connection to provide an alternate route to the regional system, it must be able to extend in such a way as to connect local streets both north and south, east and west. Therefore, in order for the 660 design option to be satisfied, SW 70th Avenue must be extended north to connect already dedicated portions of SW 70th Avenue. There is a portion of SW 70th Avenue already dedicated adjacent to this site, however it is not of an adequate width that would allow for street improvements consistent with the development code. There is 950 feet between SW 72nd and SW 69th if SW 70th Avenue were not extended. Therefore, not meeting the 660-foot design option standard. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 5 OF 17 • FINDING: Because the local street spacing between SW 72nd and SW 69th is greater than 660 feet, the design option has not been met. Because the applicant has not shown how they meet or will meet the design option or the performance option, this standard has not been satisfied. Site Design Standards: Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50 percent of the street frontage, and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed parking spaces are located in the rear of the existing building, thus meeting the standards. The L-2 standards require compliance with Section 18.100 which will be discussed in more detail further in this decision. The landscape standards are discussed elsewhere within this decision. FINDING: Because the parking lot location standard is met and because the landscaping requirements will be addressed elsewhere within this decision, this standard has been satisfied. Signs: In addition to the requirements of Chapter 18.114 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 (18.114.130 D). Sign Area Limits: The maximum sign area limits found in 18.114.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not indicated signs are proposed. If a sign is requested, it must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY signs located on the property. FINDING: Because compliance with sign codes will be required if and when a sign permit is applied for, these standards have been satisfied. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 6 OF 17 Landscaping And Screening: Two 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 define 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 18.100 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 3 1/2-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. Any tree planted in excess of a 2- inch caliper shall be eligible for full mitigation credit. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2 1/2-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 years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-1 and L-2 landscape standards defer to the planting standards of Section 18.100. These standards are discussed further in this decision. FINDING: Because the landscape standards of 18.100 are required in-lieu-of the L-1 or L-2 landscape standards, and because the landscape standards of Section 18.100 are discussed further in this decision, the landscaping and screening standards of the Tigard Triangle have been satisfied. PROVISIONS OF DEVELOPMENT CODE CHAPTERS Section 18.120.180(A)(1) requires 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 18.62, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, 18.164, 18.67 (MUE Standards and Tigard Triangle Design Standards). The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the following Code Chapters which are also listed under Section 18.120.180.A.1: 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), or 18.144 (Accessory Use and Structures) These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 7 OF 17 Landscaping and Screening (18.100 and 18.120): Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.4(A) states that buffering shall be provided between different types of land uses. The site is surrounded by MUE to the north, south, east and west. There are existing residences to the north and south. To the west is a residence being used as a business without City approval, but is working on achieving compliance. To the east, across SW 70th Avenue is a site being developed as a commercial dental office. This area is zoned MUE which will continue to allow residences. The buffering and screening requirement is to screen from different types of uses. Because the north and south properties are currently residential use types, the change of the site in question from residential to commercial requires buffering and screening between the adjacent uses. The following landscaping is required for buffers as per Section 18.100.080: at least one (1) row of trees, no less than ten (10) feet high for deciduous trees or five (5) feet for evergreen trees at time of planting; at least ten (10), five (5)-gallon shrubs or 20, one (1)-gallon shrubs per 1000 square feet of required buffer area; and the remaining area must be planted in lawn, groundcover, or bark mulch. In addition, one (1) of the following screening methods is required: A hedge of narrow or broad leaf evergreen shrubs which forms a four (4)-foot high continuous shrub within two (2) years; an earthen berm planted with evergreen materials which forms a continuous screen six (6) feet in height within two (2) years; or a five (5)-foot or taller fence or wall to provide a continuous sight obscuring screen. The applicant has indicated an existing 6 foot high fence will remain and a 5-foot-wide buffer will be provided in the rear. The front yard buffer will be 30 feet. The Tigard Development Code allows reduced buffer widths provided equivalent landscaping and screening are provided to provide the same level of privacy. The applicant has not provided a landscape plan that shows the required buffer landscaping will be met or that shows additional landscaping to allow the required 20-foot-wide buffer to be reduced. FINDING: Because the applicant has not proposed landscaping and buffer widths as described above and required in Section 18.100, the buffering, screening and compatibility between adjoining uses standard has not been met. Section 18.100.110(A) 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-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant has proposed to retain the existing 6-foot high good neighbor fence which will screen the parking lot. The existing trees meet the requirement for 1 tree for every 7 parking spaces. FINDING: Because the existing fence will effectively screen the parking lot and the existing trees provide 1 tree for every 7 parking spaces, this standard has been met. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 8 OF 17 Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 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). Tigard Triangle Design Standards (which supersedes all other code provisions) call for spreading street trees that spread to 25 feet along local streets. The applicant has shown 1 existing 15-inch plum tree on the property frontage. The entire frontage is 112 feet, which would require between 2 and 5 trees to be planted depending on the species. \`A Because the applicant has not indicated existing or proposed street trees planted 20 to 40 feet apart (distance based on the size classification at maturity), and because they are required by the Tigard Triangle Design Standards and applicable code sections, the street tree standards have not been met. Visual Clearance Areas (18.102): Section 18.102 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 (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. There are no structures, other than an existing utility pole proposed within the vision clearance triangle on the applicants property. FINDING: Because there is not vegetation or structures located within the vision clearance triangle, this standard has been satisfied. Off-Street Parking and Loading (18.106) - Minimum off-street parking: This section requires one (1) parking space per 200 square feet of gross floor area. The existing structures total 1,851 square feet, therefore, a total of 9 parking spaces are required. The applicant has indicated that 9 parking spaces will be provided, therefore, the off-street parking and loading standard has been met. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because the site has between 1 and 15 parking spaces, one (1) bicycle parking space is required. The applicant has shown that a bicycle space will be installed in the rear of the building near the parking lot. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 9 OF 17 FINDING: Because the applicant has shown that the required number of parking spaces will be provided and the bicycle parking will be installed, this standard has been met. Access, Egress and Circulation (18.108): Section 18.108.080 requires that commercial and industrial uses which require 0-99 parking spaces provide at least 1 access with a minimum width of 30 feet and a minimum pavement width of 24 feet. There are less that 99 parking spaces proposed, therefore, one (1) 30-foot-wide access is required, with 24 feet of pavement. The applicant's plan does not show a 30 foot wide access. While there are circumstances on the site which may have allowed for a variance to be granted, the applicant has not requested a variance. FINDING: Because the proposed access does not meet the standards, and a variance °? was not requested, this standard has not been met. Signs (18.114 ): Section 18.114.130(D) lists the type of allowable signs and sign area permitted in the C- G Zone. This provision is superseded by the Tigard Triangle Design Standards which were discussed previously in this decision. FINDING: Because the Tigard Triangle Design Standards relating to signs take precedence, this standard does not apply. Tree Removal (18.150) Section 18.150.025 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 indicated that no trees will be removed. Based on the location of the few trees on the site, and the proposed and required improvements, staff agrees with the applicant's assessment that no trees must be removed. FINDING: Because no trees over 12-inch caliper will be removed as a result of this proposal, this criterion has been met. Street And Utility Improvement Standards (18.164): Streets: This site is bordered on the south side by SW Gonzaga Street and on the east side by the unimproved right-of-way (ROW) for SW 70th Avenue. TDC 18.164.030(E) states that street ROW widths shall not be less than what is specified in the TDC. In addition, the Tigard Triangle Design Standards (TTDS) (Section 18.67) state that in addition to Development Code standards, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 10 OF 17 water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. An Impact Analysis, provided at the beginning of this report, addresses the proportionality of required street improvements. Section A(1) of the TTDS, entitled "Street Connectivity, Design Option", states that local street spacing shall provide public street connections at intervals of no more than 660 feet. SW Gonzaga Street Southwest Gonzaga Street is classified as a local street in the TTDS, and is required to be improved within a 60-foot ROW. At present, there is approximately 25 feet of ROW north of the street centerline adjacent to this site. The applicant's plan and narrative indicate that they are willing to dedicate additional ROW on SW Gonzaga Street to provide 30 feet from centerline to meet the TTDS standards. Southwest Gonzaga Street is a paved roadway but is not built to meet the City's width and structural section standards. The TTDS indicates that a local street shall have a paved width of 36 feet curb-to-curb (18 feet from curb to centerline). In accordance with the TTDS and TDC standards for development requirements, the applicant should be required to make street improvements to the frontage of SW Gonzaga Street. The applicant has proposed to not construct the street improvements as a part of the development, but suggests that the improvements be delayed with the use of a non-remonstrance agreement because they feel the surrounding neighbors do not want the street improved. They also state that the cost of constructing an improvement along their frontage will be more costly than if it were included with a larger project, such as a local improvement district (LID). They also state that the dead-end sidewalk will serve no useful purpose, as their customers will more than likely arrive by car. Staff does not believe the applicant's statements warrant a delay in the improvement of SW Gonzaga Street. The surrounding area, although still partially occupied by single- family uses, is beginning to intensify in redevelopment proposals. Staff has even held a pre-application conference recently with a potential developer for a parcel of land to the west of this site. In addition, the City Council, when adopting the TTDS, was very clear in stating that local streets within the Triangle should be improved as development occurs. The applicant's statement concerning costs of improvements is not necessarily true. If the improvements were not built now, but delayed for a time, the cost of road improvements will only increase with inflation. In addition, the applicant's argument of making the improvements a part of a LID will not guarantee a lower cost to each property owner. TDC 18.164.030(A)(c) states that a non-remonstrance agreement could be considered if one of the following conditions exist: 1. a partial improvement is not feasible due to the inability to achieve proper design standards; 2. a partial improvement may create a potential safety hazard to motorists or pedestrians; 3. it is unlikely that additional street improvements will occur in the foreseeable future; 4. the improvement would be in conflict with an adopted capital improvement plan; 5. the improvement is a part of a residential land partition and the partition does not create any new streets; or 6. additional planning work is required to define the appropriate design standards for the street. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 11 OF 17 Criteria #1 is not met because it is possible for the applicant to meet the current TDC and TTDS design standards. Criteria #2 is not met because the applicant can construct a half- street improvement with appropriately designed pavement tapers at each end of the improvement that would not create a public safety hazard. Criteria #3 is not met because there are other properties in the area that will likely develop in the foreseeable future and will also be required to make street improvements. There are other sites within the Triangle that are redeveloping in a similar manner to what is proposed on this site, and the adjacent streets are being improved. Criteria #4 is not met because there is no capital improvement project planned for SW Gonzaga Street. Criteria #5 is not met because this project is not a residential land partition. Criteria #6 is not met because appropriate design standards have already been established in the TDC and TTDS. It is Staff's opinion that none of the six criteria listed in 18.164.030(A)(c) exist. In addition, the roadway would need to be improved to meet fire apparatus access standards of the UFC. Therefore, the applicant should make the improvements to the street in accordance with the TDC and TTDS standards. Since the applicant has proposed an alternative that Staff does not find will meet City standards, the application should be denied. One other concern to be raised is the fact that the existing paved width of the roadway is approximately 17.5 feet to 18 feet. The Uniform Fire Code, which is enforced by a City ordinance, requires a minimum unobstructed paved width of 20 feet (UFC 902.2.2.1) for fire apparatus access. If the roadway is not improved to meet City standards, this UFC standard will also not be met. SW 70th Avenue This roadway is also classified as a local street in the TTDS, and also requires a 60-foot ROW. Staff discussed the ROW situation with the applicant on a number of occasions and acknowledged that the existing garage to the house is approximately 25 from the existing ROW line of SW 70th Avenue (which is actually the centerline of the required ROW). Staff indicated that because of the conflict with the existing structure, the applicant would only have to dedicate ROW up to the edge of the building. The TTDS and TDC would allow a zero setback to the ROW. The applicant's plan and narrative indicate that they are unwilling to dedicate the additional ROW on SW 70th Avenue because they claim the TTDS Street Plan does not show SW 70th Avenue extending north of SW Gonzaga Street. They also refer to ROW vacations that took place in 1987 and 1988. The applicant again raises the apparent concern from the neighbors that this street not be improved. They also argue that the TTDS criteria for street connectivity is met because the distance along the south ROW line of SW Gonzaga Street is 645 feet between SW 72nd Avenue and SW 70th Avenue. They make this argument because there is ROW for SW 70th Avenue dedicated south of SW Gonzaga Street. Staff again does not agree with the applicant's arguments. The street connectivity standard of the TTDS applies to this site because in order to fully meet the standard, SW 70th Avenue would need to be improved between SW Gonzaga Street and Beveland Street to the north. If SW 70th Avenue were not improved in this section, there would be a gap of approximately 950 feet between SW 72nd Avenue and SW 69th Avenue, and therefore the "660-foot standard" would not be met. The applicant's argument only works for the section of SW 70th Avenue lying south of SW Gonzaga Street, which is not adjacent to the subject site. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 12 OF 17 TDC Section 18.164.030(G)(2) states that all local and minor collector streets which abut a development site shall be extended within the site to provide through circulation. SW 70th Avenue is considered a local street and there are portions of dedicated ROW extending from SW Hampton Street to SW Dartmouth Street. The previous ROW vacations mentioned in the applicant's narrative are irrelevant in this case because they merely reflect a decision made over 10 years ago when the City was not sure if SW 70th Avenue would be needed as a public street. Due to the change in zoning in the Triangle, where there will be more traffic generated by commercial and mixed uses, it makes sense to include SW 70th Avenue as another north/south connection between other streets. SW 70th Avenue is not improved adjacent to this site at this time and the applicant is not proposing direct access onto this roadway. It is Staffs opinion that the applicant should not be required to improve SW 70th Avenue at this time, as there are no other paved improvements to the north of the site for connection, and there will not likely be any other street improvements made to SW 70th Avenue in the foreseeable future. Therefore, Criteria #3 of 18.164.030(A)(c) is met. Staff has recommended execution of non- remonstrance agreements covering future improvements to SW 70th Avenue for other projects within the Triangle that have frontage on the roadway. For this project, Staff also would recommend that the applicant sign such an agreement. However, the applicant has clearly stated in their narrative that they do not agree that SW 70th Avenue should be improved and have not indicated that they would sign such an agreement. In summary, the applicant's plan does not meet the TTDS standard for street connectivity. Therefore, based upon the deficient plan and the statements in the narrative indicating that the applicant is not willing to dedicate the ROW or sign a non-remonstrance agreement for the future improvement of the SW 70th Avenue roadway, Staff finds that this issue provides further cause for denial of this application. Water: This site will be served from the Tualatin Valley Water District (TVWD) service area. There is presently a water service that feeds the site. Sanitary Sewer: TDC 18.164.090(A)(1) states that sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in the City's public improvement design standards and the comprehensive plan. At present, the nearest public sanitary sewer line is over 500 feet away in SW 72nd Avenue. In accordance with the City Council's direction for project sites in the Triangle that are over 300 feet away from a public sewer line, if the applicant/property owner can demonstrate that the existing on-site sanitary sewer septic system is functioning adequately to serve the new use, the City will allow the continued use of the system provided the applicant/property owner pays a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site. The fee shall be paid prior to issuance of the site and/or building permit. The applicant would need to coordinate with the City Engineer to determine the fee amount. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 13 OF 17 The applicant's plan does not clearly indicate the location of the existing drainage field for the septic tank. In addition, the applicant did not indicate whether or not they have sought or obtained approval from the Washington County Health Department to continue use of the existing system for the proposed dental office use. It is not possible at this time to determine whether or not the existing septic system will function adequately for this project. Therefore, the applicant has not met the City's standard with regard to sanitary sewer service. Storm Drainage: The topography of this site falls primarily to the southwest toward SW Gonzaga Street. The applicant submitted a downstream analysis which indicates the capacities of the culverts downstream of this site will be more than adequate to handle the small increase in storm water runoff from this site. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant is proposing to construct an on-site vegetated swale to treat the additional runoff from this site. The preliminary sizing calculations provided by the applicant's engineer indicate that the swale shown on the plans will adequately treat the additional runoff. Grading and Erosion Control: USA Design and Construction Standards also regulates 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. Existing Overhead Utility Lines: There are existing overhead utility lines adjacent to SW Gonzaga Street. Section 18.164.120 of the 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. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 112 lineal feet; therefore the fee would be $ 3,080.00. FINDING: Based on the analysis above, the site plan and proposal, does not meet the Street and Utility Improvement standards or the Tigard Triangle Design Standards, specifically those related to required street connectivity, street improvements and sanitary sewer service. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 14 OF 17 ADDITIONAL SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.120.180(A)(2) through 18.120.180(A)(17) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.120.180.3 Exterior Elevations); 18.120.180.5 Privacy and Noise); 18.120.180.6 Private Outdoor Areas: Residential Use); 18.120.180.7 Shared Outdoor Recreation Areas: Residential Use); 18.120.180.8 100-year floodplain); and 18.120.180.9 Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.120.180.11 Access and Circulation); 18.120.180.13 Parking); 18.120.180.14 Landscaping); 18.120.180.15 Drainage); and 18.120.180.17 Signs). Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6)-inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposal is to change the use of an existing structure. No buildings will be added or expanded, therefore, this standard is not applicable. FINDING: Because the proposal does not involve the location of a new structure, this standard does not apply. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The applicant has not provided information on lighting, therefore staff can not determine if this standard has been satisfied. FINDING: Because crime prevention lighting has not been discussed in the applicants narrative, staff finds that the proposal does not satisfy this criterion. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking space if 1 to 25 parking spaces are provided. NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 15 OF 17 This proposal indicates that one (1) handicap parking space will be provided. The ADA requirements for handicap accessible parking requires that at least one (1) of the parking spaces be van accessible. The space proposed meets the van accessible requirements of a nine (9)-foot space with an eight (8)-foot aisle. FINDING: Because the plan provides for a handicap accessible space that meets the required dimensions, this standard has been met. SECTION V. AGENCY COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: The applicant must comply with requirements of policy (tab1011) for change of use. Provide fire hydrant within 250 feet of all exterior walls. Accessible parking and access aisle slope not to exceed 1-inch in 50 inches. Provide an accessible route from parking to main entry. Provide an approved storm drain system with catch basins, roof drain connection, etc. and connect to the public system. Provide detail and grade of ramp into the buildings, door, landing, etc. Connect to public sewer as drainfield is most likely covered with asphalt. The City of Tigard Property Manager has reviewed the application and provided the following comments: The property owner should show verification of the location of the existing drainfield for the septic tank and that the drainfield and septic tank are in good working order. Storm runoff from the new parking lot should not be allowed to flow towards drainfield as there is not curbing all around the parking lot. The City of Tigard Police Department has reviewed the application and provided the following comments: Request a "more comprehensive" detail of lighting plan. SDR provides comments that "photo-electric" cells installed at building. Improved lighting may be required as the parking lot may not be totally served by wall mounted lights. The City of Tigard Long Range Planning Division has reviewed the application and provided the following comments: The Tigard Triangle Design Standards clearly state that all new development including remodel will be required to meet design standards and dedicate and improve public streets. The proposal does not comply with that intent. Tualatin Valley Water District has reviewed the application and provided the following comments: Medical facilities require addition of reduced pressure principle type backflow devices to be installed immediately following existing meter. GTE, PGE, US West and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VI. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 16 OF 17 Final Decision: DATE OF FILING: SEPTEMBER 3, 1998 THE DECISION SHALL BE FINAL ON MONDAY SEPTEMBER 14, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code which provides that a written appeal must be filed. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON SEPTEMBER 14, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division or Community Development Department of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. September 3, 1998 PREPARE Y: Julia Powell ajduk DATE Associate Planner c- September 3. 1998 APPROVED BY: Richard Bewersd DATE Planning Manager is\cu rpl n\j u l i a\k n ech t.doc NOTICE OF DECISION SDR 98-0009-KNECHT DENTAL OFFICE PAGE 17 OF 17 45.W. BEVELAND STREET --31.- - wrar•D 1110. TAX LOT 2500 TAX LOT 2400 MAP NO.20-1-1A8 MAP NO 25-1-1AB BENCHMARK TAX LOT 2600 ten, zt tY s7¢ MAP NO. tmr di LOT LOT moo Off '-a.2. 112.09 25-I-1AB f.aV 7 8 N89'00'40'f — I • LEGEND _. _ - _ fir. rw 0 9d.tw9 Siam wa, 1 N. , 5 ; 4...■ a wo.,m talm w a>o wa I... ' s. _t .�� � �-M env..O Err..u.r „ t r I I y♦ r-s : __ TAX NOT 9600 t I I t at MAP N0. 25-1-1AA 9..v.9+.vnsr Arr — 9..x ..r .r oaw•:if., '• 1 �. 1 t v.*.o.w.tprdt ] M.2. I �.j[---.t t/Y A-.et o..ter PH FRYACA1sT AREA i e.ny w.o.t. �� r+T • x,990 s9n. I TAX LOT 2700 re w..�.9.o..ctr' p �I- t Sig MAP NO. 25-1-1AD O MI V. Tq M Wit tr.� v.ar +� ••Er i I .,gl _ w w�.. vr�ld s.a. fromw�MW _ co INT C." : .1 , . X RAW 01.6 uo*_ I > >L OR *VI + n tt���ll�ruWWet��� y saA T\1 rww°w6Br oYO SWALE DETAIL � — ∎� -^ 4. sw� r-r I 1 a- ---••,--/I wz'� .,.. WATER QUALITY CALCULATIONS „ ; , ;; PROPOSER DENTAL = i 4 Z WM NVERMOUS A090 SO.�.asx j I OFFICE -`� _= Z RARIN!0..tc/t(OURS 0.09./9 ors �±M ~ 4I*A4Kr1 MO* 0 00111/10$a X 4 00 SO Fr/MOO SEC 1 I *t9 '-�� ` 0•SW.1.9111 102 MT(100'MI) I 1 1 I1 TAX LOT 100 �� ' z FLOW SwNEMSlam' aro FT/SEC I 1 P'a Y MAP NO. 2S-1-1AC ulA pw ��� rIl r9a*111E Yt YNUrzs>9 MNUxs L I 1 •am flow'090111 0.0.1 MET I, - I o 004 .�; ' 1 Il hi-.:- -: ' :. TAX SOWS 10 II // i' 1 Ir..- m°c. C. "'w ) BENCHMARK ❑ gaimigo MAP NOT 2S-1-IAC /�, 1 `� �'� .{1� I MUM air' wr _ ���i ,11 I r I .Rrr _� �y•241_ �;.yr (jam _��;�rqa 9500``✓e*r+ ' ';a' ,,�,9.*IMI -..'"•."'''.Wil 'AlOk-tvi 1:---- m' ,■•••■••• __--■•=1111. - filleAriligi' ' ,ar ''''1.94'.'''...1' S.W. GONIAGA STREET _ _ _ _ d x - 1 o =1.11=1111.. .11"%ift . -—- ....... 1 I ma I 16" ° 111111.11111111r.-1011L *,....._ Mg 1. 6 ponemor■Ill ;mill nu 19710 . TAX LOT 1000 GRAPHIC SCALE MAP NO. 2S-1-1 AC :' >!••4'••�•. TAX LOT 200 MAP NO.2S-I-1AC A.;i ■ tor-) \ %.,: CASE NO(Sl&CASE NAME(Sl: SITE P1AN IIIIIII SDR 98-0009 EXHIBIT MAP N Knecht Dental Office �_ "II �w 1111111 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM DARTMOUTH ST ri VICINITY MAP IMIlmmirli In ■ Fl MI-JURit r ST SDR 98-0009 in I HE 1 rnRMOSO •.. do., Knecht Dental �' Office 1111111! I Subject sr Parcel I 'Parcel ■■ miainely :a _.t T iL 0 Z v..:mom, Mill,c,, G ST i. h116711111 HH= I us . r it'll Ili, N iJI 0 200 400 600 Feet 1111 Yfiif 1'=451feet ■ III City of Tigard S ST 11111111111 Mak Infonnadon on this map Is for 9enaral location only and should be ved6ed with the Development SaMOaa DMSbn. 13125 SW Hall Blvd MO Tigard,OR 97223 ■ (503)639-4171 11 .'� ■■■_ I htlp•//www.d.tlgard.or.us Coeve"iry Development Plot due:Jul R,199(c mag c\majicOLapr • 0 w: un 1 ' , A x E114',nH„ -�. ;Mill r lit 111 1!1 ii �..Sa.w.i fd: !1 I ! I! 1 cult 5*:NRbc[ ri TAX LOT 2500 TAX LOT 2400 I 1! _� •° MAP NO. 2S-1-1AB MAP NO. 2S-1-1A8 I J 1TAX LOT 2800 I TAX LOT 9101 1. _1-r.� ■__ �� i ii �ENCHM ARK i' c rawO sib• E MAP NO. 2S-1i-1M -6 4■e T. a P1 ,` '� i t FOUND 5,17- SET 12"SPIKE i1n1AP N0. s .REBM ! ! , �� LOT LOT IRON RUM ELEV.r 2444.29 _ '!25-1-1AB 1 I 8 118 • 9 011 P 3 7 e N69'00 4d"E_ e 11208 _ f 1 9-1--- t.esnNr s•NIw '�EssraG e'HIw i :/t�i n■.� $ E10ST6FG 5'NIG. Go[o«EIw3011 E' PVT PVT r 000G NEIGHBOR ,1 5. • : rNE .., wox rmct ;43.37 -. - -_- __-_ �... Wooc rug + =111E._' f .• RRM 6'NIGH �.∎ - 1 �1 7•PEAR .'AMLE .�; lilt' � FOOD rtxcE IB 1 7 6 t S 4�I J 6 o !! 1 \ ��IIt :: TO PAW souun4 EDGE m ,; I \ 1 i 2 ls' 7 'MCAT?s,REE s �_mot••- all• 1? •712.74 1 �1 PVT ~ -- ti PVr ✓1'e \aiRT14 r w+ e 6-e 6-s1 e-a ' 244 S0 TAX 9600 7.1 ni ` �rf PROJECT ■f/~• '6' r 1M N0. T -1-1 AA •Aim 1 ■ + ,v R evr I ._. `PVr } z4.m IR2_ 2 E �� III //f r: �.U,. s R 24110 t 2,3.55 -I +� //!/.iu//1/8. r ud �� + •Ken al i 1 Doom:: 1 ! • tYi(r/1 ;I > f / ,1 1 r SNED li i i !. , 1 : �. \ NEW 1M ARIA 1 i ,42 sort. 1 �q II I sNARt .Rn.:Do~ i 1 I RDCA, /D�R-�Ii.NC 2 1 1 MI MAP NO. 25-1-1AD \\ ` / ii aIj trr SEW.1707/li 11 ! i 1/11 W fe1 Pin R.mo.cD PVT^^' -F P-` .. u.�`.■ k, •s,9e? ,ac .,..s3izso4 .�Fi,s .4w.rT USG x4wv , p .AC6>m�1Rat ! \ JIB O C is 47C.. cH u. N _te�1rvT� g II .;4sg \ . € = \ \\ qn.7 P.9 T 13io -+ ! \ . el'■.11 1 CP 2.O NW t:�s .42.,30rJ9T j 1 Tnrlea wl:ti i'=/ Z c & 1 - :xmuO 1 rAUC !� LI.a..w \ / 3i I) • ID DI IaBUT D"D" R-r a RB I • / I. i \ �I ill \ff " Qi GRAPHIC CALF �': 6Yjs B •' 5�` 6 BUYER' .µ I' 1 • ' .'J 9 STS(rrPuT'\ :+ . 11 \ \ �. I� : ' it \ I iIper. e�j Al �\ 1� y 4,,i 4 42 64 ',% 1 - T O yf ��\ L>>ee FELT)n r b.. PncO zasa yc I II'•.zwss•c• I! VICINITY MAP Q g U l 1C; TANK 2:z «ES6. P Ili \ I i,7- OVER , LEGEND slide: ," . ,DOO' z \.\ 242 :1 +.'4. • CBNBTd1ErE BurPm.c[\?.t ! i \\____ ronwE�l -- D--- E.Kling Storm Droln Q 2 �y PAIN MEP •Ti.,-,, AND Pccrauw CAD ' �. 11 ' COPS !!1 J ° °+� 1 • MN CLENNVJ .. -a ®® - I Pv 1 -_-- Proposed Slum,Drain 0- x $ °t Ili 'IL CURER BEDS ' F•'__ re.�•, 2.2 "-PVT it ° C .ir rARN -nn x.3.3. it • Proposed Extruded Curb U o t • EXISTING - � 0..' C7 •'CONSTRUCT EARN 213.50 `i --. E..islw.g Asphalt w (� CONCRETE I °BARN PROPOSED DENTAL R.A2CESS r Z ° A W RAW INTO 1, I i ` rUlIFE 6' Proposed Asphalt F-i 7 [it O c, •I \ OFFICE ICE BIw,DIN ___ // ,// f ' ., SIDEwUA Proposed 1-l/2'Azphdl Crerloy x m {1 / � O . ERE ant RDAE s/ 2A5' a LLI I 3 - / • a '� NDJSE j \ �' i� - Existing Concrete $ In °CP / 1 709 SO MI GAS ME7 R x �,� I g IX eAPiR / TA I • Rope d Sde.oll, Z N --PL,«TEP I TAX LOT 100 P09r. -••-.•-•-] ' coNNt r MAP NO- 25-1-1AC GARAGE '• /•• ! zp,,,; < i Drainage orecua _ p ' t RAIN LRai., (CONVERT TC ,A •/ • ° /TD NEw STORAGE, ��pn 1 - - Existing DitH,/5.oie ��ll c e O \ STORM sESTROw) +�-ss I! �L1 0 it E- overhead Utilities �j o • �- -3 4 ` PR ®,I I GOOD NEI[+IBOF Z • 24me ►q� �M cCMC w4uy ..- 2672.1 n _i MOOD FENCE TOW Top o,Wdb R V 1 .'l421U �• J �`•• 4 ,D1 ". ® UE- Urdrground Utilities sRLASH IxsTALL s - 'F I r_ /L I I el.OtN 5[gMQR - [xl§rNC r •------• Pr aposed Con lour CdNCgEli, U SEDCRGROUNC ,TAE I .• / , �'-';I R _-_____ ____. Future improvements • •2 I ! -•+_, RiSTA BCD TAl DRiJLA'At �q SERVICE D I r� u A � 1 PRELIMINARY p '?e_. ! f• I Exi6tinq'Droinlield e TAX VT 300 4 ounox cv'slRUCT :j FH �\ pp������6����ppyy • �,4••'• ' V"''HI- r� .roE ,s•PLAM *rill /'// R I FOUN]IIOi�i>�OEYi DnlnvQe Di•ection REVIEW M N0. 25-1-1AC �� t q! \ a-w,7 1 i c°.cRE'E / '�,r DEp'ATION 1 910ERAUI (ROAM) •i• •.„ •/ y\\J\ 1. IRON REBAR i DENTAL OFFICE COPY V -�-- s•nit r!le/VT+ - -� LJ I RYId� •��,GI r "ELEV. . 241.71 - _ �r .30 - etSTALL d' ' ` ,' I �+l 1 (UNDER[Osnxucrfan) ▪ tC to -- FvME f' ��wi� /'- aSANOUr ✓, wATEw s... �,l 26 IJAY 1999 a tt , 1.10EwALF �' � i'Q a -:s,s. - c �t 6M; ' EE,[R .. � �/'/�I°Pa°fEi w°"wc` WATER QUALITY CALCULATIONS N� ` r�■ N I I t w:r 'Ia''±a��.r� - . ��� r / '." •4. �� Il . NEY.'IMFEPNOJS 4,950 SD FT. • N d W IKTIl 1608 LF, _- WSTALL REMICE UIN WSTA1, "/ /ii! ' L.F INS-ALE 5.50' MF)F ,' I 4HOVS 0.0°I a p TFA PREaSURE Plnx R[1 ArE TRCATNLOW IF .199(SDFT 400 SEC.L WT GINS-' TREP T \, 5•CVRB ' M - l- '� 0F5 /_ _ . n REST ALL STANDARD • ,E°OF r 1 I 0= o -__ !ti L' Ns'C3N:. ,I L.F.10•� _ n �• -B LvsTNG I SWAL"LENGTH 102 FEET(IOD'MIN.) -- � r'� •-- LI� 1 .7J CATCH RAVE M'N NAIL 901' LE a s.x_.;. _ !. _ --- +c si P•CH RAV -Exsr«e NE 907?\ I/k7 O SWAL_SLOPE 2% c°3 V 2 o,235.' cAp6CIr 1+e1 dx _ .� -��1 �y-� _ 56etE I ^ 1 FLOK VELOCIT' OOE FT/SEC QI l� .�-- J4ri-� s - , ® FLOW 11AE 21 MINUTES>9 MINUTES L N v IN6 FLOW DEPTH 1 003 FEET O g N nz y«ExT PRt JOfi« - RNSTALL - - / W /� aTa A 1 2 3 a �'$`i o STREAM e•CON[AETE MAtew rcMPOR.R,/ I LE 1«z333e EM A9PNT -/ ,_ � o'-c p LE OUT dS3.64 PA,RSUCAIt il.1N / I ILNUGTN:,.n' - - - - .� - / n i 9 AREA CALCULATIONS d o n to F a t�•SI.CPE l l% A��y� �+ ITT �� TAX LOT 2800 CA►CITY-1.63 ui LI- - - -- - ^GONZAGA - - - -ST>REE 1 ~I P i! AREA ■.0.N0. G3,D -S. W (LOCx sTR,ztt I. MAP N0. 2S-1-1AD s°.n. _5_i! E SENGATION sso 3.8f, De«v- - E105TNC HOVSE,ySHED tpSt t1.Bf, Aarn• 1 !1 D oSTING WALVS/CRIVEWAY ,749 10.1%. Date 4 Moy 1955 0 1i PROPOSED w4Lk9/949KIHG 4990 31.3r, De'9 9010SITE.MWG-�� MORTON TREE SERVICE�._ t i f LANDSCAP NG Toys 43.2r.'� / _ _ - ! T07AL 10.245 ,DDS Sheet - _1_ _ _ r_� -- - =s - _ 1 NOTES: _... lir _-___ _-- -_--._--- - ------- _- - :----- _ 1 1. This map .05 prepared to OCCOmpony a Site Des. Review Applicolion for �x13 1 -_ -z____--.__ 70P OF _ -NIUIIE SwµE - 11 , 1O conversion of on existing residence to o Deotol Otf:ce including proposed Fin4 BANK CUPS •-'"NIr porting and storm drainage impremmente.•ry.� -- iT__--__ •__^____, I - N Z�RE B flpn kmyt_•R� `']:, / snNT 3• Topography survey performed us;n r Tepcon 415-36 electronk total station 1-•'6fi107CwRY•• ------ --tr-- -'tii 3 I and o Tripoo Data System TD5-4E data cdk_lor. Coltours were generated TAX LOT 1000 L. \ TAX LOT 2OO GOSrVNG' `, C 190$ Autxod Release 12 and Solp t b0v0 CNi bosede ng Software. MAP N0. 25-1-1AC\, • C°" 'E 4. This f6 act 0 property sunny. Property DOUMlvries boned on field Des of pn.tIVAT. MAP NO, 2S-1-1AC • \ \ l . •r Cl) 1! { comes found of_noted. Length al South line es9.Pod. per plot of • 11 -BEWLAND NO. 2"per Deed recorded n Boo) 4690 Pape 55. • ADDITIONAL DOCUMENTS LETTER OF TRANSMITTAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Date Received TO: City Of Tigard ATTN: 11 (( RECE SEP 1 '3 199q DEPT: r (0_cn (v),\_____ commutiM DEVELOPmt1. A ff From: \ � l V\Cc, Contact Name: Project Name: 4�(n 4 c 1 -co S .• Phone: 0 [ Co S Fax: 590 - 1 q 6 Comments transmittalform WASHINGTk.,.4 COUNTY DEPARTMENT OF HErkt,TH AND HUMAN SERVICES ENVIRONMENTAL HEALTH AND SANITATION AUTHORIZATION NOTICE REPORT CR#.: 1 © 0 Date(s) of inspection: " 7 -99 Date Rec'd: APB Map and Tax lot number: Township 21P Range 1 W Section / A G T.L. #. / O d Road Name: p, Zs ,S, k , G-opi zcac t Property Owner: Ai h _ ! . Kh e c 2)11 1 - 1 o1-t g3 S b) Bonanza. W a.ty 70ard or 97221 Changes in use with no increase in sewage flow or design flow is not exceeded. Changes in use where sewage flow is increased by not more than 300 gallons beyond design capacity or by not more than 50%of design capacity(whichever is less). Personal Hardship Connection Renewal of Hardship Connection Temporary Placement DENIED If Authorization Notice is denied, it may be reviewed by the Department of Environmental Quality upon request. An application must be submitted for review within 30 days. A denial review fee is charged. APPROVED This notice authorizes the use of the on-site sewage disposal system located on the property identified above to serve a Jen4+c( o- Cce with a sewage flow up to 30o gallons per day. REMARKS: Prr6'ose 'evc--(4.,( w 41, -four Qq) e 6710 1yr s t t d fin - 25 C.uS4D rr, re-r- dal ,s 1s e l8 S v1'd f-Iou SOD N. &rn SS +d r is ;Kt Ilse r. w 1 h S ?'y c+ - li p e a-/C a k1'cp S 4 0-,iQcJ P SANITARIAN: � / _: DATE: 9 -s-9 c! J:\...\I inda\anreport.6-12-:8 10/11/99 13:05 $503 684 7297 CITY OF TIGARD 8001 **4.} } i 3.xx.** : ::E:x:**xc*****:ex:xm :}:*a: ACTIVITY REPORT k:l:s h.g.h..E.h..f..}..b.}.:y..i. :1.$.h,.!.h.h. •h•h•h.h..}.h..; TRANSMISSION OK TX/RX NO. 9846 CONNECTION TEL 5032202480 CONNECTION ID START TIME 10/11 13:01 USAGE TIME 03'50 PAGES 7 RESULT OK Post-iU Fax Note 7671 Date p_���g !�lp7 as� ] To MJ� /33Wf1$0r1 From�U/' Y1 Co./Dept, Co. Q r_/ MEMOR Phone# 2^9Y 9i1y Pnonc# 63 °_$ y171 xyG7 Fax Fax CITY OF TIGAF 2zora igo _ _ _ DATE: October 7, 1999 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 1999-00015, Dr. Anna Knecht Dental Office Description: This application is for the conversion of a single-family residential structure to an office. The site is located at 7025 SW Gonzaga Street (WCTM 2S1 01 AC, Tax Lot 100). Findings: 1_ Streets: TDC 18.810.030.A_1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. SW Gonzaga Street This site lies adjacent to SW Gonzaga Street, which is classified as a local street in the Tigard Triangle Design Standards (TTDS). This roadway - - - -°r--�--- ---- ---- - ,_a A .r.-....-,.,i OCT-11-99 02:01PM FROM-STOEL RIVES 503-220-2480 T-879 P 01/02 F-681 STOEL RIVES LLY ATTORNEYS STANDARD INSURANCE CENTER 9110 SW FLP1'H AVENUE,SUITE 2300 PORTLAND,OREGON 97204-1268 Telcphon<(503)224-3380 Fru (503)220-2480 TO: _ Name: Fax No. Company/Firm: Office No. Julia Hajduk 684-7297 City of Tigard 639-4171 Patty Thomas 590-1966 590-1965 Dr. Anna Knecht 771-4000 Name: Sender's Direct Dial: _ FROM: Michael C. Robinson (503) 294-9194 Client: Matter: DATE: October 11, 1999 No. Of Pages (including this cover): Originals Not Forwarded Unless Checked: [ First Class Mail _ Overnight Delivery L_ Hand Delivery In case of error call the fax operator at (503) 294-9508. _ This facsimile may contain confidential informarion that is prorecred by the attorney-client or work product privilege. If the reader of this message is not the intended recipient or an employee responsible for delivering the facsimile, please do not distribute this facsimile, notify us immediately by telephone, and return this facsimile by mail. Thank you. COMMENTS: See attached. -OCT-11-99 02:02PM FROM-STOEL RIVES 503-220-2460 T-979 P 02/02 F-681 STOEL RIVES 1_LP A 1' T U R N E N S ST..ND.RD INSURANCE CENTER 900 FIE711 AVENUE.SUITE:Wu PORTLAND.OKECON 972W-12oe Pnonc(503)224-33du Fax(it/3)220-2*d° TOD(503)221-1045 ln[.rnef:W—...SSCcl cum October 11, 1999 M1cHAEL C.RaairsoN Direct Dial 9194 email mcrobinson@,wel.cam VIA FACSIMILE Ms. Julia Hajduk, Associate Planner City of Tigard Community Development Department 13125 SW Hall Boulevard Tigard, OR 97223 Re: Application for Site Development Review Approval by Dr. Anna Knecht Dear Julia: Thank you for giving me an update on the status of this matter. I understand that you intend to issue a decision this week and that the decision will approve the application with conditions. Please fax me Brian's comments so I can review them. If there is an issue about storm drainage, I can talk to Leonard Rydell and get you an additional letter. Based on our discussion, you indicated that there would be no conditions that would be a surprise. If you have any additional conditions to add or encounter any p please contact me. Thank you for all your assistance. Very truly yours, Michael C. Robinson MCR:ipc cc: Dr. Anna Knecht (via facsimile) Ms. Patty Thomas (via facsimile) Portinal-20151211 W32461-OCp31 5c■cTLE PO,T4.»U V.�1COU"•Ex.W.' BOISE S.cT L..K6 CITl W..1H1r�10n.U.C. Sent By: CREATIVE PIPE INC; 310 7981 /85; Oct-19-U0 1U:41AM; rage eie .- w + Bicycle Racks b e- Creative Pipe, Ijic. � TB, W° , TB, HH RACKS pi IN SPECIFICATIONS All Creative Pipe bicycle racks are fabricated using a hydraulic pipe 1. Galvanised or Powder Coated bending machine and mandrel specifically tooled for this purpose. All Creative Pipe bicycic racks are constructed of 2-3/8" O.D. All bicycle racks arc manufactured in Portland,Oregon.All bike ASTM (.154" wall) Schedule 40 steel pipe or 2"x2" ASTM rack shipments are F.O.B. Portland,Oregon. (.188"Wall)structural&mechanial square steel tubing. THUNDERBOLT TB, TDSca & WTB SERIES (nntr-TH&HH series ads also aviilahle in 1-518'and 1.9-0.D.Schedule 40 pipe) Nil$ 11 ins Leg ti Neiilt Mulct# at d lies Lept% Might 2. Stainless Steel TB 3 3 14' 36" Vole 3 3 21' 36" Optional stainless steel racks are nude from ASTM A312 Schedule 1'15 5 5 58" 36' W r8 5 5 61" 36' TB 7 1 52' 36" 40 TP 304 stainless steel pipe with#4 satin finish. TR 9 t 86.. 6• W I b 7 / 9.1_ 36' TB 1I 11 110' 36' WTB 9 9 135. 36' 'I l3 13 13 135' 36' u'TT1 11 11 173" W TB 15 I) ISO 36- WIZ 13 13 21 36' TB 17 17 185." 36" — 1. Hot-dip Galvanized n n ne , , 2 r Galvanized versions of Creative Pipe racks are hot dipped galva- P7 N �` � m ' ' 9 i- 1 `� t- 1 1 I— rained subsequent to fabrication and hand filed to remove any flash. ti ,r CO ,ilfLiLfi ..i'> 2. Polyester Powder Coat c In the powder coating process, resin is ground into nto a fine – `1'B.TBSQ°crux malt are bent on a 6"v.meta ne radius.Then is a 9 ,8 ells,„,„between cut,Irx,i, powder, electrostatically sprayed on the metal surface and baked. •WTB strict ratio arc bent on a 9.5'.centerline radius.Thar is a 19"than ne.between each loop Powder coated versions of Creative Pipe racks arc cleated prior to the powder coat application using the phosphate method, HAMMERHEAD H C. HHSta SERIES electrostatically sprayed with a polyester powder coat to a f i Nd� �. a pp thickness of 6 to 8 rails,and baked in an oven at 400°Fahrenheit I FILe--% for 40 minutes. The end result is a chip,crack,corrosion and fade H1l 4 4 30 36" I I — resistant finish far more durable than standard liquid paint. This fill R s Ni" 46' process also allows for a wide range of colors, glosses and textures. HE 12 12 112° 36' l , a , • x . t . 9 ,• „ 12 The standard colon zee red,blue,green.bronze,black,grey,beige,teal yellow,sky blue and white. 'HH&HH5(, series racks are br,x on a G"ccnrcdinc radius.Thar is a 19.5•'dieuura between«b loop. INSTALLATION 3.Thermoplastic Powder Coat The application for the thermoplastic powder coat is similar to that 1.Standard Embedded Anchor Mount for a traditional polyester powder coat. However the end result is a Creative Pipe bicycle racks are embedded more durable impact and corrosion resister)[,bicycle friendly finish 10-1/4"underground Before applying a finish which can be repaired in the field. : ; _ each leg of the rack is fitted with a stet!Qocs 1 • - bar.This cross bar is welded into place,lies DELIVERY horizontally,and sus as an anchor Please allow 2 to 4 weeks from the receipt of the order for galvanized racks.Powder coated racks and special order colors may take longer. 2.Optional Flanged Surface Mount limited VGatranry:(;muse Pipe,••rrauL.&al is products will l,,free from defects r-. CIe trios Pipe bicycle racks are fitted with a in rriamial or workmanship Fix•ITaitxl of on[(1)year brim dY claw of receipt and pre-drilled steel flange prior to die application Accepranu by elk buyer.C'rearne Pipe,tnc.agrees ro either my/Ace.or at rrc"p ion. _ of the finish. This flange is welded to each leg �r any defective rnerd,ar,dite at no Jan, This wan ancy is 4nutrd to tier alkr•c �1�( of cosd ter itionr and doe, ,cover the bollowing.1?t,uggc Of loss in trans,r At indicated by the bicycle rack and accepts 112°concrete d ec bill of tesliey,lAsauge or loss cs rr-.1 b,fuc or otter Acts arc.. i Dun age or loss anchor bolts. catr,al by raccgloa,abuse,nrrxlifiuuon or improper;e.etanation- - r– CREATIVE PIPE,INC. h ;` 1 .800.644.8467 (0(0'a3 /1 i . j Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements(Cont.) 1„,.....s. r Mitt .� � r : p� re 9 : c. ��y Sod'"1��.°_. a B k S i a.� :'.*. . . . 7.1. p'.Gffi`. 1 rt _Motor Vehicle Related Motor Vehicle Sales/Rental 1.0/1,000 but no less than 4.0 1.3/1,000 but no less than 4.0 2.0/1,000 but no less than 4.0 0.2/1,000 sales area Motor Vehicle Servicing/Repair 2.0/1,000 but no less than 4.0 2.3/1,000 but no less than 4.0 2.6/1,000 but no less than 4.0 0.2/1,000 Vehicle Fuel Sales 3.0+2.0/service bay 4.0+2.0/service bay 4.0+2.5/service bay 0.2/1,000 Office 2.7/1,000(M) 3.4/1,000(M) 4.1/1,000(M) 0.5/1,000 3.9/1,000(M) 4.9/1,000(M) 5.9/1,000(M) 0.4/1,000 Self-Service Storage 1.0/4 storage units 1.0/4 storage units 1.0/2 storage units 1.0/40 storage units Non-Accessory Parking none none none none INDUSTRIAL Industrial Services 0.8/1,000 1.2/1,000 1.8/1,000 0.1/1,000 Manufacturing and Production Light Industrial 1.6/1,000(M) none none 0.1/1,000 General Industrial 1.6/1,000(M) none none 0.1/1,000 Heavy Industrial 1.6/1,000(M) none none 0.1/1,000 Railroad Yards none none none none Research and Development 2.0/1,000 _ 3.0/1,000 3.8/1,000 0.5/1,000 Warehouse/Freight Movement <150,000 sq ft: 0.5/1,000 0.8/1,000 1.2/1,000 0.1/1,000 >150,000 sq ft: 0.3/1,000(M) 0.4/1,000(M) 0.5/1,000(M) Waste-Related 5.0 7.0 10.0 none Wholesale Sales 0.8/1,000 1.2/1,000 1.8/1,000 0.1/1,000 r Off-Street Parking and Loading Requirements 18.765-17 11/26/98 Ok:1-13-99 10:22AM FROM-STOEL RlV" LLP PDX 5032202480 T-399 P 01/03 F-163 STOEL RIVES LLP ATTORNEYS STANDARD INSURANCE CENTER 900 SW FIFTH AVENUE.SUITE 2300 PORTLAND.OREGON 97204-1268 Telephone (503)2143380 Fax (503)220-2480 TO: Name: Fax No. Company/Firm; Office No. Julia Hajduk 684-7297 City of Tigard 639-4171 Patty Thomas 590-1966 590-1965 Dr. Anna Knecht 771-4000 Leonard Rydell 538-9167 538-5700 Name: Sender's Direct Dial: FROM: Michael C. Robinson (503) 294-9194 Client: Matter: DATE: October 13, 1999 No. Of Pages (including this cover): 3 Originals Not Forwarded Unless Checked: r 1 First Class Mail 7 Overnight Delivery r Hand Delivery In case of error call the fax operator at (503) 294-9508. This facsimile may contain confidential information that is protected by the attorney-client or work product privilege. If the reader of this message is not the intended recipient or an employee responsible for delivering the facsimile, please do nor distribute this facsimile, notify us immediately by telephone, and return this facsimile by mail. Thank you. COMMENTS: See attached. Ponlnd1-2012064.1 003.2461-00001 OCT-13-99 10:22AM FROM-STOEL RIVES LLP PDX 5032202480 T-399 P 02/03 F-163 STOEL RIVES LLP A T T O R N E YS STANDARD INSURANCE CENTER 900 SAY FIFTH AVENUE,SUiTE 2oD) PORTLAND.OREGON 9720a-2268 Pnan.(503)22a-3380 Fax(503)220-2450 TDD i 503}221-1045 Intunrc www..tou corn October 13, 1999 MICHAEL C.ROBINSON Direct Dial (503)294-9194 email mcrobinsonjjstoel.com VIA FACSIMILE Ms. Julia Hajduk Associate Planner City of Tigard Community Development Department 13125 SW Hall Boulevard Tigard, Oregon 97223 Re: Application by Dr. Anna Knecht Dear Julia: Thank you for providing me with Brian Rager's comments. The only two comments my client has any concern about are Brian's requirements that she retain storm drainage from the new impervious area on-site and treat storm drainage. As you know, this is a relatively small lot with an on-site septic disposal system which limits the available area for on-site retention. I have asked Leonard Rydell to talk about this matter with Brian. I am hopeful that we will be able to resolve it. Brian's comments note that his retention requirement is based on a recent study completed by the City of Tigard and USA for the Fanno Creek Basin. Is this study codified in either the City of Tigard Community Development Code or USA's regulations that the City enforce this? If not, it is not an inapplicable approval criterion for this application unless there is some other basis to require it. Would you please call me so that we can discuss this issue? Finally, in order to give us some opportunity to resolve these two issues, my client's representative Patty Thomas will call you to grant an extension of the 120-day clock. I would Portl n41-2415555.1 0032461-00()1 SEATTLE PORTLAND VANCJL v Rc,;.r. S.cr Lsb C,Tr lti'.:H[NCTOd,D C. OCT-13-99 10:23AM FROM-STOEL RIVE" ' LP PDX 5032202480 T-399 P 03/03 F-163 STOEL RIVES LLP Ms. Julia Hajduk October 13, 1999 Page 2 appreciate the courtesy of no decision on this matter until we have seen if we can resolve these two issues. Thanks again for your courtesy and assistance. Very truly yours, C. bVL& Iit,t3 Michael C. Robinson MCR:klb cc: Ms. Patty Thomas (via facsimile) Dr. Anna Kneel (via facsimile) Mr_ Leonard Rydell (via facsimile) Pordnd1-201$555.1 OU32461-00001 ✓1 . FOR ASSESSMENT PURP0" S ONLY AB ci)al%-cec,� ..Stric--9.-- AL/� DO NOT RELY ON FOR AI OTHER USE CANCELLED TAX , 154.29 ` 16J 1601,1700,1500, .200,5 600 2.354C. f I /11 ���_ �� r r. �� Jul N r a. O I , O ° oI 6 0 n W M 1 INITIAL POINT Q N m 120 ,25_1 157. _ 4..... _ N , •,o 05'E 564.03 '• � 20 •'i;1'//, I %� 2 ,., '- ;:'r Ni%/'r%%/j/i60,co;. ii%%%%i„i'A„q%%/i. ;;s, ”'%P.a;A ;"/..'/rte 1 1 2.03 3' 400 300 100 I v"LATE en I I \ � .364c. 97.5090 O ' 0 12 ;I0 I I 0• 10 0 9 x, o° ° — - 0 o e n tV r - o a CO n o 0 to p 0 r l \ r z 1--A P N D g 1 N a9°os'E N d9°05'E i 3 \ ISa.2a 160.00 O 110.0 0 PUBLIC 517_43146 .,x'/ ,/'//,/203 Ao el 0 SW GONZAGA STREEI" ` :�����/�/�/°- n O I 22.5e o n o Z , o 7 7 t--v ...„,„...,s..a9°.0s:ec,.,Y71/��\ a \\ 113.04 1 10.00 1 19.00 116.00 ;' ' ,"'-116'07j.vi..f. gy I 700 800 1 1 900 1 1000 `' 200 1 1 1 0 \ .354c. n I m 0 1 �_14I 00 15 01 \ 3 O P 13 - 14 0 W I 1 6 o 11J I o _ ti o10 6I W � o• C /- C i \ O d I /^ - O \\ O _ \ = 701 3 1I 1 z s 99° os'w W 1 15.35 ^ 105.91 -SY,D > 15 / N e9°O OS E 97.00 116.00 \ ! 1 1 6.00 1 1 N 69°05'E °N 89°05.E ! "t-;\6:---o ` I I 100 1 I I 1 400 I 1 300 I a I ) I I NI r �� �Io 0 = N .EE Iv I • 1 21 e• 20 1 9 ^I 8 18 0 17 ni 2S I I I Z /j %/�//i�'i2,i, ////,',i%%%%//%/ .�Y1. ./////%% %,?ii;%/,; te;,`i; /r,'/' ''74t4/4r749/1//%/ie..;*xr r%%//i//i. 'o 40 660 5 69°OS'W / 6 74.9 6 S . W. HAMPTON STREET I SWHamP I II STREET r. m IE00 c ` E 1� Pet` "1' O f C S ldC, ii-cc 2SS ~ T. I �, Il/1tiWV W Wes • ' 1 • ° I (\ 1 ■ .. \ 41 I — —71 / \ 9 ' I \ 1 After recording return to: Timothy L. McMahan A41 Stoel Rives LLP pr ,RJ- Suite 2600 900 SW Fifth Avenue /cp Portland, OR 97204 /p `� AGREEMENT AND RESTRICTIVE COVENANT TO RESERVE PROPERTY FOR FUTURE PUBLIC ROAD RIGHT-OF-WAY (Etzel Office) THIS AGREEMENT, dated this day of March, 2001, by and between David and Nadine Etzel, (hereafter "Etzel"), and the City of Tigard, an Oregon municipal corporation (hereafter "Tigard"), is intended to establish a binding, restrictive covenant upon the property described below to reserve certain area of the property for a future public street right-of-way, in conformance with a site development permit issued by Tigard on October 25, 1999 ("the Permit"). Etzel and Tigard are collectively referred to herein as "the Parties." I. RECITALS A. Etzel is the assignee of a Permit issued by Tigard to Anna Knecht. On October 25, 1999, Tigard issued a Permit to Anna Knecht authorizing a conversion from a residential use to an office, contingent upon compliance with certain conditions. Etzel is in the process of converting the residential unit into an office, situated upon real property described in EXHIBIT A, attached hereto ("the Property"). The property is within the City of Tigard. B. In reviewing the site development permit application, Tigard considered whether the office proposal would conform with Tigard's adopted design standards for "street connectivity." Tigard found that in order to fully conform with Tigard's design standards, SW 70th Avenue would need to be dedicated and improved, with access to the property shifted to SW 70th Avenue. However, Tigard acknowledged that the cost of dedication and improvement of this new street and changed access was "not proportional to the cost of development." However, Tigard also found that Tigard could not approve the proposal unless it met the City's street connectivity design standards. C. In order to satisfy Tigard's design standards without contributing costs toward the future dedication and improvement of SW 70th Avenue which exceed the proportionate share attributable to the cost and impacts of the proposal, Etzel, as assignee of Anna Portlnd3-1323732.1 0040855-00001 Page 1 Knecht, has agreed to record a restrictive covenant to ensure that Etzel will not construct improvements upon the property in a manner which will preclude Tigard's future acquisition of the property needed to construct SW 70th Avenue. Accordingly, Etzel has agreed to reserve a 30 foot wide strip of property, for future public road right-of-way purposes, contingent upon Tigard's payment of fair market value for the property. II. AGREEMENT NOW, THEREFORE, in consideration of the mutual promises hereinafter set forth and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows: 1. Agreement to Reserve Future Public Road Right-of-Way Area. Subject to the terms and conditions set forth in this Agreement, Etzel agrees to reserve a 30- foot strip of property for future public road right-of-way purposes. The reserved property (the "reserved area") is measured east from the centerline of the future SW 70t Avenue right-of- way, as depicted on the site development plan, attached hereto as EXHIBIT B. This agreement to reserve future public road right-of-way area is subject to the following specific terms and conditions: (a) Construction on the Reserved Area. Etzel agrees to avoid constructing any buildings, walls or other improvements of a fixed or permanent nature on the reserved area which would preclude or limit Tigard's future ability to improve the reserved area for public road right-of-way purposes. Except as specifically provided herein, this Agreement shall not restrict any use of the property. (b) Agreement to Sell Reserved Area. Etzel, on behalf of Etzel and all successors and assigns, agrees not to oppose selling the property to Tigard at such time in the future as Tigard proposes purchasing the reserved area for the extension of SW 70th Avenue, based upon the fair market value of the property, established at the time Tigard chooses to acquire the reserved area. This "no protest" agreement shall not preclude Etzel • from contesting the fair market value of the property and from pursuing any remedies available under Oregon law to require that Tigard's acquisition of the reserved area will be based upon fair market value, established in accordance with standard appraisal methods at the time of the proposed acquisition. This Agreement does not authorize Tigard to enter the property for any purposes prior to a negotiated settlement or entry of a judicial decree regarding fair market value of the property, or other negotiated settlement or judicial decree authorizing Tigard's entry upon the property prior to final determination of fair market value. (c) Access from SW 70th Avenue. Etzel shall retain an ongoing right to continued access into the property from SW Gonzaga Street or from SW 70th Avenue, at Etzel's option; provided, however that at such time as Tigard acquires and fully improves SW Porand3-1323732.1 0040855-00001 Page 2 70th Avenue to Tigard's adopted street design standards, and conditioned upon Tigard's • construction of a new access driveway access apron within the right-of-way of SW 70th Avenue at no cost to Etzel, Etzel will relocate access into the property from SW Gonzaga Street to SW 70th Avenue. If the City chooses to construct the driveway apron and require that Etzel relocate the access, prior to the design or construction of the apron, the City shall consult with Etzel concerning its location. In the event Tigard requires the driveway relocation, Etzel shall not be required to apply for, or obtain, any permits for such activity. (d) Cost of Improvements. The Parties understand and agree that neither the Permit nor this Agreement require that Etzel contribute toward any improvement to SW 70`'' Avenue. Similarly, this Agreement shall not limit or waive the authority of Tigard to assess costs of improvement of SW 70th Avenue upon the Property through local improvement district assessments or other regular municipal revenue mechanisms undertaken in accordance Oregon law and local ordinances. 2. Consideration for this Agreement. The Parties understand and agree that this Agreement is based upon good and satisfactory consideration, including the permit issued by Tigard and the mutual promises described herein. 3. Authority. (a) Relating to Etzel. Etzel hereby represents and warrants to Tigard that: (i) this Agreement is, and will be, when executed, binding on Etzel; (ii) Etzel has obtained all consents necessary to authorize Etzel's entry into and performance of this Agreement and/or the transactions contemplated hereby or thereby; and (iii) neither the execution of this Agreement nor the consummation of the transactions contemplated hereby will conflict with, or result in a breach of, the terms, conditions or provisions of, or constitute a default under, any agreement or instrument to which Etzel is a party. (b) Relating to Tigard. Tigard represents and warrants to Etzel that: (i) this Agreement is, and all documents to be executed and delivered by Tigard pursuant hereto will be, when executed, binding on Tigard; and (ii) neither the execution of this Agreement nor the consummation of the transactions contemplated hereby will conflict with, or result in a breach of, the terms, conditions or provisions of, or constitute a default under, any agreement, ordinance, resolution or instrument to which the City of Tigard is a party. 4. Restrictive Covenant. This Agreement shall constitute a restrictive covenant upon the Property described in EXHIBIT A, running with the Property. S. Termination. In the event Etzel decides not to complete the office improvements or Tigard refuses to issue the building or occupancy permits or any other permit or authorization necessary to enable Etzel to use the property for all purposes described in the Permit, this Agreement shall terminate, and the Restrictive Covenant described herein shall be Ponlnd3-1323732.1 0040855-00001 Page 3 rescinded, whereupon neither party shall have any further rights or obligations under this Agreement except as expressly provided for herein. 6. Miscellaneous. (a) Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the respective personal representatives, heirs, successors and assigns of the parties. (b) Governing Law/Venue. This Agreement shall be construed and enforced in accordance with the laws of the state or Oregon. (c) Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed to be an original, but all of which together shall constitute one and the same instrument; provided, however, in no event shall this Agreement be effective unless and until signed by all parties hereto. (d) Effective Date. For all purposes of this Agreement the "effective date" or "date" of this Agreement shall be the date on which the last party to execute this Agreement so executes it and a fully executed copy, or a fully executed counterpart original, is received by the other party in the manner set forth in herein. (e) Exhibits. Each and all of the exhibits attached hereto are hereby incorporated into this Agreement by reference. (t) Attorneys' Fees. If either party to this Agreement commences an action, suit or other proceeding against the other party hereto to enforce any of the terms of this Agreement or because of the breach by a party of, or any dispute concerning, any of the terms hereof, the losing or defaulting party shall pay to the prevailing party (as determined by the court, agency or other authority before which such litigation is heard) reasonable attorneys' fees, expenses and costs of investigation as actually incurred. (g) Severability. If any term, provision or condition contained in this Agreement shall, to any extent, be invalid or unenforceable, the remainder of this Agreement or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Agreement shall be valid and enforceable to the fullest extent possible permitted by law. (h) Entire Agreement. This Agreement and the exhibits attached hereto contain the entire agreement between the parties relating to the reservation of future public road right-of-way, and all prior negotiations between the parties are merged in this Agreement and there are no promises, agreements, conditions, undertakings, warranties or representations, oral or written, express or implied, between them other than as herein set Portlnd3-1323732.1 0340855-00001 Page 4 forth. No change or modification of this Agreement shall be valid unless the same is in writing and signed by the parties hereto. No waiver of any of the provisions of this Agreement and other agreements referred to herein shall be valid unless in writing and signed by the party against whom it is sought to be enforced. (i) Advice of Counsel. Etzel and Tigard warrant and represent to each party that they have had representation by legal counsel and/or have had the opportunity to be represented by legal counsel during all stages of the negotiations of this Agreement. IN WITNESS WHEREOF, the parties have duly executed this Agreement as of the day and year first above written. DAVID AND NADINE ETZEL By: Name: David Etzel Date: By: Name: Nadine Etzel Date: CITY OF TIGARD By: _16 P• Name: o Srf%M n I J PJAS Its: Cry 440029- Date: Ponlnd3-1323732.1 0040855-00001 Page 5