The URL can be used to link to this page

SDR1999-00008 SDR1999 - 00008 NEWHAM OFFICE BUILDING NOTICE OF TYPE II DECISION ITE 1inErt iIEI�T REVIEW $OR 919 ,444,14" I $ cfn o nao .� e, is, iEWflAMOFFICiBIflLDINc 120 DAYS = 10/6/99 SECTION I. APPLICATION SUMMARY FILE NAME: NEWHAM OFFICE BUILDING CASE NO.: Site Development Review SDR1999-00008 PROPOSAL: A request for Site Development Review approval to convert an existing single family residence into a commercial office. The proposal also involves an expansion at the rear of the building. APPLICANT/ David Newham ENGINEER: John Low OWNER: 14060 SW High Torr 27448 NW St. Helens, Suite 432 Tigard, OR 97224 Portland, OR 97056 COMPREHENSIVE PLAN and ZONING DESIGNATION: Mixed Use Employment, MUE; with Tigard Triangle Design Standards Overlay. LOCATION: 7410 SW Beveland Road; WCTM 2S101AB, tax lot 02704. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION SD R1999-00008 PAGE 1 OF 22 CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. (Unless otherwise specified, the Staff contact is Brian Rager with the Engineering Department at 503-639-4171.) 1. Submit a revised site plan that shows the conversion without the proposed addition. If, at a later date, circumstances would allow an addition (change in code, variance approved, etc.) a modification approval would be required (Staff contact: Julia Powell Hajduk, 639-4171 x407). 2. Submit confirmation from a landscape architect that the proposed Holly shrub between the parking lot and the street will provide the required screening or submit a revised landscape plan that shows plants that will achieve this screening standard (Staff contact: Julia Powell Hajduk, 639-4171 x407). 3. Submit confirmation from a landscape architect that the vegetation proposed will not exceed 3 feet in height. The trees proposed are permitted, provided the branches below 8 feet not be removed until the tree has reached a maturity point that is suitable for limb removal (Staff contact: Julia Powell Hajduk, 639-4171 x407). 4. Submit a revised site plan that shows wheel stops will be provided in all areas where the parking abuts landscaping or submit a revised landscaping calculation with the overhang area subtracted (Staff contact: Julia Powell Hajduk, 639-4171 x407). 5. Submit a revised parking plan that shows the first parking stall at the entrance to the site eliminated or revised in such a way that it no longer requires backing up into the right-of-way and is not in the vision clearance area. The revised parking plan also must clearly show the angle for each parking stall, the stall width, the stall depth and the access aisle width (Staff contact: Julia Powell Hajduk, 639-4171 x407). 6. Submit details of the bike rack to be used (Staff contact: Julia Powell Hajduk, 639-4171 x407). 7. Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards (Staff contact: Julia Powell Hajduk, 639-4171 x407) 8. 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). 9. 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. 10. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 2 OF 21 • 11. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of Beveland Street. The improvements adjacent to this site shall be constructed in accordance with the Tigard Triangle Design Standards (TTDS) and 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 runoff; E. 5 foot concrete sidewalk; F. street trees within a planter strip installed per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. 12. The applicant shall obtain a permit from the Tualatin Valley Water District for any new proposed water connection prior to issuance of the City's public improvement permit. 13. The City will allow the continued use of the onsite septic 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. 14. The applicant shall submit additional information and calculations regarding the proposed concrete paver system and the affect on surface water runoff. They shall provide a piped system to properly convey any overflow from the paved area to an approved public storm drainage system. 15. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on- site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development. To determine this, the applicant shall submit additional information regarding the imperviousness of the proposed concrete paver system. Once an impervious rating is determined, the fee can be calculated. 16. 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: 17. 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. 18. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 3 OF 21 19. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,300 and shall be paid prior to a final inspection of the building. 20. Prior to final inspection, the walkway must be clearly marked with painting to an industry standard. 21. When applying for a sign permit, be sure that the sign location is outside the vision clearance area. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site is currently developed with a single-family dwelling. A search of the City's computer system, concludes no land use permits were found to have been approved by the City. Vicinity Information: The project site is bordered on the east and south by property approved to be developed by Eagle Hardware. The property to the west is zoned MUE and developed with a single-family dwelling. Staff has had conversations with owners and potential owners of the property to discuss changing to commercial use, however, since no change has been formally requested, the site is still considered a single family dwelling. Site Information and Proposal Description: There is an existing 2,526 square foot single family dwelling. The proposal is to convert the structure into a commercial office and add on an additional 240 square feet at the rear of the existing structure. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 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 has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $11,057 based on the use proposed. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 4 OF 21 Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $34,553 ($11,057 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $23,496. The applicant has committed to construct half-street improvements along the SW Beveland Street frontage. The estimated cost of half street improvements is approximately $250 per linear foot for approximately 120 feet for a total estimated cost of$30,000. The rough proportionality test does not require a precise mathematical calculation. The test does not require a dollar-for-dollar exchange of conditions for impacts, nor does it require that the impacts outweigh or have a higher estimated value than the conditions imposed. The estimated costs required of the applicant may be greater in estimated value of the unmitigated impact, provided the conditions are, in fact, proportional to the impacts of the development. The applicant has proposed to improve the street. In addition, if the street were not improved, the development would not have access on a street improved to City standards and the street would not be consistent with the street improvements that will be installed as part of the Eagle Hardware (now Lowe's) approval. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 5 OF 21 Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The applicant's narrative states that the project does not involve street construction and therefore, presumably this standard does not apply. It does, in fact, still apply, however the design option is met in that there is approximately 660 feet between Hermoso and Beveland, and with the development of Eagle Hardware as approved, pedestrian connections will be provided at intervals of no less than 300 feet. FINDING: Because the proposal meets the design option, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Beveland 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. The proposal involves an existing structure that is greater than 10 feet from the property line, therefore, this standard can not be met. The development will, however, be considered non-conforming in that no addition or expansion may occur which does not decrease the non-conformity of the structure. The proposal involves an addition at the rear of the site which clearly does not decrease the non-conformity of the setback. A variance was not requested, therefore, staff can not approve the addition. Furthermore, as will be discussed later in this report, the number of parking spaces necessary, if the addition were permitted, can not be accommodated on-site as proposed. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 6 OF 21 Walkway connection to buii .iig entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6 foot wide sidewalk will be provided from the entrance to Beveland, therefore, this standard is satisfied. 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, therefore this standard does not apply. FINDING: Because the existing structure does not comply with the 0-10 foot setback and the proposed addition does not decrease the non-conformity, all of the Tigard Triangle Site Design Standards have not been met. If the applicant revises to the site plan to eliminate the addition, the Site Design Standards will be satisfied. CONDITION: Submit a revised site plan that shows the conversion without the proposed addition. If, at a later date, circumstances would allow an addition (change in code, variance approved, etc.) a modification approval would be required. 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. The applicant has responded to this standard in the narrative by indicating that the maximum wall length is 43 feet. Staff scaled off the building dimensions and confirmed that the maximum wall length facing the street is actually 48 feet, which still meets the 50 foot maximum. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 7 OF 21 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 states in the narrative and shows on the plans that an entrance canopy will be provided at the building entrance. 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 wood siding 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 is 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 either been met or do not apply. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 8 OF 21 The applicant has not formally applied for sign permits. Signs 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 sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards is discussed further in this report. FINDING: Because the landscape standards of 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. 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 other Community Development Code Sections. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these sections has been reviewed within this report. 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.C. Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). This standard is modified by the Tigard Triangle Design standards. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 9 OF 21 The property has approximately 120 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 submitted plans that show 3 Norway maple trees will be planted. The Western Garden Book indicates the Norway Maple trees are broad spreading. The trees shown are spaced slightly greater than 22 feet on center, however, there is not room for additional trees, therefore the spacing is acceptable. 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 property abuts a Mixed Use Residential zone developed with a residential use to the east. The existing buffer width is approximately 12 feet. The applicant is proposing lawn and some landscaping along the eastern property line. The applicant is also proposing Sungold False Cypress trees spaced approximately 10 feet apart. 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 proposes ornamental holly between the parking lot and the street. Staff can not confirm that ornamental Holly alone will provide a balance of low lying and vertical shrubbery. The landscape plan shows the required number of parking lot trees. FINDING: Because staff can not confirm that the proposed Holly shrub will provide a balance of vertical and low lying screening, the Landscaping and Screening standards have not been fully met. If the applicant either submits confirmation from a landscape architect that the proposed shrub will provide the required screening or submits a revised landscape plan that achieves the required landscaping, the standard will be met. CONDITION: Submit confirmation from a landscape architect that the proposed Holly shrub between the parking lot and the street will provide the required screening or submit a revised landscape plan that shows plants that will achieve this screening standard. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The plan submitted does not show the vision clearance triangle. When staff scaled off the vision clearance area, there appears to be a significant amount of vegetation as well as the proposed sign within the vision clearance area. In order to make a finding that the vision clearance triangle standards are met, staff will need verification from a landscape architect that the vegetation proposed will not grow to greater than 3 feet, and the proposed sign will not be permitted in this area unless it, too, is less than 3 feet in height. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 10 OF 21 FINDING: Because the site plan shows structures that are and coulu oe greater than 3 feet high in the vision clearance area, this standard has not been met. If the applicant complies with the conditions listed below, staff can find that the vision clearance standards have been met. CONDITIONS:Submit confirmation from a landscape architect that the vegetation proposed will not exceed 3 feet in height. The trees proposed are permitted, provided the branches below 8 feet not be removed until the tree has reached a maturity point that is suitable for limb removal. When applying for a sign permit, be sure that the sign location is outside the vision clearance area. 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 11 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. The ADA space shown is only 8.5 feet wide with a 5 foot aisle. In addition, the ADA aisle must be on the passenger side. The walkway proposed may be permitted to double as an access aisle, provided the width was increased adjacent to the space. Staff, therefore, recommends moving the location of the ADA space to the front of the building adjacent to the proposed access aisle. A condition of approval will be required to this affect. Access drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The location of the first parking stall at the entrance into the site does not appear to provide safe back-up distance as it will require backing up into the right-of-way across the sidewalk. The number and size of the access drives is actually regulated by the standards specified in 18.705.030.J (one-way vehicular access points) and will be discussed further in this decision. The access drive proposed is shown to be clearly marked as one-way and the condition that the site must be improved as per the approved plan will insure that this is done. Vision clearance has been addressed previously. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 11 OF 21 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. Walkway requirements were discussed previously in this report. The site has no grade drop-offs; therefore, the other standards of this section do not apply. 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. Directional markings are shown and must be installed to clearly identify the one-way direction of traffic. This is covered under the condition that the site be constructed as per the approved plans. 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 do not indicate wheel stops will be provided, however a 4" concrete curb is proposed along all but 2 of the parking spaces. The applicant either needs to provide wheel stops or provide calculations indicating landscape calculations with the 2 foot overhang subtracted for all the parking stalls. Space and aisle dimensions: Figure 18.765.1 requires the following dimensional standards for 45 degree parking: FIGURE 18.765.1 OFF-STREET SURFACE PARKING MATRIX Required Space and Aisle Dimensions in Feet COMPACT STANDARD A B C D E I G B C D E F G 7.50 15.5 13.0 10.61 44.0 2.0 8.5 17.5 13.0 12.0 48.0 2.0 7.75 15.5 12.0 10.96 43.0 2.0 9.0 17.5 12.0 12.7 47.2 2.0 45° 7.75 15.5 11.0 10.96 42.0 2.0 9.5 17.5 11.0 13.4 46.0 2.0 8.00 15.5 11.0 11.32 42.0 2.0 10.0 17.5 11.0 14.1 46.0 2.0 Stall width dimensions may be distributed as follows: 50%standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. A • A Parking Angle g B Stall Width E-{ T' C Stall Depth(no bumper overhang) F 0 D Aisle Width Between Stall Lines(5) E Stall Width Parallel to Aisle F Module Width(no bumper overhang) G Bumper Overhang NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 12 OF 21 The site plan indicates that the standard spaces are 8.5 x 18 and the compact spaces are 7.42 x 16.5. Even if this were correct, the dimension of the compact spaces does not comply with the development code. Because angled parking is proposed, staff referred to the off-street surface parking matrix listed above. The stall width for the 5-45 degree standard spaces is 8.5 feet which requires a depth of 17.5 feet as indicated in the above table. Only two of the standard stalls have a depth greater than 15 feet and the aisle width is as little as 12 feet in several locations, whereas the table requires a width of 13 feet for 45 degree parking. The stall width for the 4 compact spaces is approximately 7.5 feet (although the site plan indicates that width is 7.42 feet) which requires a depth of 15.5 feet. The stall depth for all compact stalls is only 13 feet. The stall width varies greatly, however there are several instances where the stall width parallel to the aisle is not 12 feet for the standard spaces or 10.61 for the compact spaces. In addition, as discussed previously, the location of the first parking stall at the entrance to the site would require backing out into the public right of way in order to maneuver out of this space. This is not permitted in the development code. Given the dimensional short-comings, staff can not find that the parking standards are met. Because the applicant will be required to eliminate the addition in the rear from the proposal, the parking may be reduced by one space. Because of this, staff believes there will be room enough that it may be possible to accommodate the required parking dimensions on this site. The applicant must submit a detailed parking plan that clearly shows the angle for each parking stall, the stall width, the stall depth and the access aisle width. Because wheel stops are required adjacent to landscaped areas, if the applicant chooses to allow bumper overhang into landscaping, the stall depth may be reduces by 2 feet; the landscaping must be lawn or low growing in the area of the bumper overhang. Staff acknowledges that the angles may vary due to the need to fit the parking on-site, However the dimensions must comply with the standards in the code. If it is impossible to provide the required parking on-site so that it complies with the dimensional standards, the applicant may wish to ask for an adjustment to the minimum parking standard (if the criteria can be met) or ask for a joint use parking agreement with an adjacent development. Bicycle parking location and access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The bike rack is within 50 feet of the entrance to the building and is not located in parking aisles, landscape areas or pedestrian ways. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 13 OF 21 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 less than 3,000 square feet, 1 bicycle parking space is 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 B (as defined by Metro) is 5.9 spaces per 1,000 square feet. The applicant has provided parking calculations based on the 240 square foot addition which would require 11 parking spaces. As discussed previously, the proposed addition is not permitted, therefore, the parking required based on 2,526 square feet is 10 parking spaces. 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. CONDITIONS: Submit a revised site plan that shows wheel stops will be provided in all areas where the parking abuts landscaping or submit a revised landscaping calculation with the overhang area subtracted Submit a revised parking plan that shows the first parking stall at the entrance to the site eliminated or revised in such a way that it no longer requires backing up into the right-of- way and is not in the vision clearance area. The revised parking plan also must clearly show the angle for each parking stall, the stall width, the stall depth and the access aisle width. Submit details of the bike rack to be used. 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 addressed previously in this report 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; NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 14 OF 21 The walkway provided crosses one driveway and parking lot, however le distance is less than 36 feet and will be concrete with a broomed finish. It is not clear from the plans whether this crosswalk will be clearly marked with striping on the pavement. A condition requiring the walkway to be clearly marked with painting will be required to insure this standard is fully met. 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. Because the proposal is for one-way vehicular access, the standards of 18.705.030.J apply in-lieu of the dimensional standards. Vehicular access is provided and is within 50 feet of the entrance to the site. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The entrance driveway is proposed closest to the on-coming traffic and the exit is farthest. The entrance drive is 14 feet and the exit is 12 feet. FINDING: Because it is not clear that the walkway crossing the vehicle access driveway will be clearly marked, staff can not find that all Access, Egress and Circulation standards have been met until the condition listed below is met. CONDITION: Prior to final inspection, the walkway must be clearly marked with painting to an industry standard. 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 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. No trees over 12 inches are proposed to be removed. FINDING: Because no trees over 12 inches will be removed, the Tree Removal standards have been satisfied. Signs: Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the C-G Zoning District. • NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 15 OF 21 Signs have been discussed earlier in this report under Tigard Triangle Design Standards discussion; therefore, this standard has been satisfied. FINDING: Because signs have been addressed previously in this report, this standard has been satisfied. PUBLIC FACILITY CONCERNS 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. This site lies adjacent to SW Beveland 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 50 feet. At present, there is approximately 60 feet of ROW along this street, according to the most recent tax assessor's map. No further dedications are necessary. SW Beveland Street currently has a pavement width of approximately 28 feet, which does not fully meet the TTDS standards of 18 feet from centerline. The applicant has proposed to construct a half-street improvement adjacent to this site to bring the street up to the current City standard. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. The existing house is presently served from the public water system. The applicant will need to coordinate with TVWD with regard to any change in water service for this site. Sanitary Sewer: The nearest public sanitary sewer line to this project is over 300 feet away to the west adjacent to the Highway 217 ROW. Properties in the Tigard Triangle, that are over 300 feet away from a public sewer, can propose to utilize any existing onsite sewage disposal system, if they can show the system will function properly. The applicant has indicated that they desire to continue use of the existing septic tank and drainfield system. An authorization notice from Washington County Department of Health and Human Services, dated February 18, 1999, indicates that the existing septic system is suitable for the proposed project. In addition, if the City allows an applicant to continue use of an onsite disposal system, the applicant must agree to pay a fee in-lieu of sanitary sewer extension. This fee will be determined by the City Engineer and will be based upon an engineer's estimate of installing an 8-inch sewer line in the street. The fee will be assessed on a "cost-per-lineal-foot" basis and will apply to the 120-foot frontage of this site. Storm Drainage: The topography of the site falls to the west. The existing house is not presently draining to a public storm drainage system, as the roof drains are discharged onto the ground. The applicant's plan indicates that a new parking area between the public street and the building will be added, which will increase the impervious area on the site and will therefore increase the surface water runoff. Current regulations would require the applicant to provide an onsite detention facility to limit the runoff to a rate equivalent to the existing site conditions. To avoid the detention requirement, the applicant's engineer has proposed an "Eco-Stone" concrete paver material for the new parking area. This product will result in a surface that will not be 100% impervious, but will instead allow surface water runoff to infiltrate into the soil beneath. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 16 OF 21 Staff contacted USA about th.. .,se of this type of paving, and was to.,. chat they are supporting its use because it will result in less storm water being conveyed directly into the public storm drainage system. This type of paving also performs well in handling oils and greases from automobiles by allowing the sand bed and top few inches of soil act as a filter. Studies have been conducted in Spokane, Washington that indicates soils are not becoming contaminated from the use of this type of system. Staff is still concerned about runoff during winter months when the soils are saturated. Tigard soils are primarily clay and become saturated in the winter. The applicant included a letter from John McDonald Engineering, dated April 5, 1999, which confirms that there is silty soil on the site to a depth of three feet, then a layer of "waterproof' soil begins. This waterproof soil is the typical clay. McDonald's letter indicates that they believe the soil would be suitable for an infiltration facility. However, the focus of the letter was with regard to storm water treatment, which considers smaller, summer events with lower flows. Indeed, during the summer months, this soil may drain acceptably under these conditions, but Staff does not believe they will drain well in the winter. The Building Division has also reviewed this proposal and has indicated that the applicant will need to provide a piped connection for the site runoff to an approved public drainage system. Staff recommends the applicant be required to revise their storm drainage plan to provide for a piped system to collect any runoff that will not infiltrate into the soil. This runoff must be conveyed to an approved public storm drainage system. 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. Staff does not believe that it is warranted to require an onsite facility in this case because the site is small and the amount of impervious area being added is minimal. In addition, as was stated previously, the applicant is proposing to pave the new parking area with a concrete paver product that will be permeable. Therefore, the amount of runoff will be less than if the parking area were paved with asphalt pavement. The applicant will need to provide information to Staff with regard to an "impervious rating" for this concrete paver system. For instance, compacted gravel areas are considered between 40% to 65% impervious depending upon how much they are used by moving vehicles. Once an impervious rating is determined for the paver system, Staff will need to assess a water quality fee in-lieu to be paid by the applicant at the time of issuance of the site and/or building permit. 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 bf City permits. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Beveland 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 120 lineal feet; therefore the fee would be $3,300. FINDING: Based on the analysis above, Staff finds that all Street Utility and Improvement Standards have not been met. If the applicant complies with conditions 12-34 summarized at the front of this staff report, the standards will be met. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 17 OF 21 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 cannot 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 SDR REVIEW CRITERIA Section 18.360.090.A.2 through A.15 provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed section. These other standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the following because the proposal does not involve a residential development and are, therefore, found to be inapplicable as approval criteria: Sections: 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); and 18.360.090.9 (Demarcation of Spaces). The following Sections were discussed previously in this report and will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses); 18.360.090.12 (Landscaping); 18.360.090.13 (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 simply to change the use of an existing structure. No buildings will be added and the expansion, as proposed, is not approved, therefore, this standard is not applicable. FINDING: Because the building is existing and will not be relocated, Staff finds that relationship to the natural and physical environment standard has been satisfied. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 18 OF 21 Development within or adjacent to floodplain: 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. The property does not abut a floodplain; therefore, this criterion does not apply. FINDING: Because the site does not abut a floodplain, Staff finds that this standard does not apply to this application. 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 Police Department has reviewed this proposal and has not indicated any issue or concerns with the project providing crime prevention or safety problems. FINDING: Because the Police Department has reviewed the proposal and has not raised any concerns regarding Crime Prevention or Safety, this standard has been satisfied. CONDITION: Submit a revised lighting plan for review and approval by the Police Department that shows lighting will be provided at the southwest corner of the structure in the area of the plaza. 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. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 19 OF 21 Use Classification: The applicant is proposing to convert an existing residence into a counseling office. This use is classified in Code Chapter 18.130 (Use Classifications) as office. The proposed counseling 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 slightly more than 15 percent landscaping will be provided. The landscaping has been discussed previously in this report. 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 standard is superceded by the Tigard Triangle Design Standards. 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's elevation plans and narrative show that the building will be no greater than 27 feet. SECTION V. OTHER STAFF COMMENTS The City of Tigard Police Department reviewed the plans and requests that the applicant consider adding the "numerical" 7410 to sign which is planned for the project. They state that good signage is critical to reduce delay in response time for emergency personnel. The City of Tigard Advanced Planning Division reviewed the submittal and offered no comments or objections. City of Tigard Property Manager reviewed this application and indicated that he has concerns about emergency storm drainage design directing water to the back of the property where the septic system drain field is located. Staff response: This has been addressed under the Public Facility Concerns section. The City of Tigard Operations Utility Manager reviewed this proposal and offered no objections. The City of Tigard Building Division reviewed this application and offered the following comments: 1) Provide a fire flow worksheet, (2) Provide a fire hydrant as determined by worksheet so no extension walls are greater than 250 feet from fire hydrant, (3) the accessible aisle shall be on the passenger side and 8 foot wide, (4) provide detectable warnings at entrance to traffic lane, (5) provide signage 9 feet high, (6) trash enclosure of 1.5 cubic yards shall not be closer than 5 feet to the combustible building, (7) provide a storm drain pipe system for parking lot and roof drains to approved storm drain system or an engineered detention system, (8) all conditions of TAB. 1011 must be provided to meet change of use requirements, (9) if a 2nd entrance to the building is required by occupant load, the exit must connect to the public way, (10) a building permit is required for addition and new entry porch. Staff response: Items 3 and 4 have been addressed in this decision. All other items are for the applicant's information to assist in providing a complete submittal to the building department. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 20 OF 21 SECTION VI. AGENCY L ..MMENTS GTE reviewed the proposal and provided the following comments: "Developer to provide conduit from inside the building to a GTE specified location. Conduit to be placed per GTE specifications. Any relocation of existing facilities to be paid for by developer. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered comments which have been incorporated and addressed in the body of this report. A complete copy of the USA comments is located in the public record on file with the City. PGE, NW Natural Gas, General Telephone, US West, Tualatin Valley Water District and TCI Cable reviewed the proposal and offered no comments or objections. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 22, 1999 AND EFFECTIVE ON AUGUST 6, 1999 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final 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 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 3:30 PM ON AUGUST 5, 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. Q July 21, 1999 PREPAR BY: Julia Hajduk DATE Associate Planner � /I e�� July 21. 1999 A PROVED BY: Richard Bewer DATE Planning Manager i:lcurpinljulia\sdr\Newham Office.doc NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 21 OF 21 - 1 A ifJok ....._............_____ _ ---------------------7--- ---_,...,--______ sr -------j--,_____------------___ fil4 71-711 , i W. BEVEIA Am _______________L________..._..__...TT,______ , ,1 , i i i ..•ii' I. 11-7il fir il ,,, RoAD ,...c., --''''''' '="---------,-----__. -,„,,11.1 I ' , ■ , i ' ------ I•1 4 . ..f 1 ill • .,. , • ., ! Iiit" 1 li . ._._..._ .___ 0 . _ _ __ _law ----0.-7,--,-.z. ' •--,7-,----------_______L:, a_..._1_.1 , ,_, ; ) ,7_7.— ___ : r- :i ; - ,ez' 1,:-;77.—: --... _, , II Fr. CI ! r 0 .1 i, L.. I.'• ' . .. ) t . . vAcANg:z1,::::::18:35 5F., -I • , , ..... . , , ., , .• , 4,":4" , ,.." __ c ". iiiini t i ......... ... . ,,, . P I Q.. . 1! Ce T Pailli ! il i ,....., i., „,,, ii .41 , 3,•WI P.00-67.1E COMOPEll PAVE•ts I ,'• ' *,:( , , 1'i ta, ,. r,-.10 NIT.C 53 0 1 ;.;': '' 4:M* ' " ' .3.7.1.1116 AMP,MO Of t5 ''j , .tti.•en' 7----- ._..__ 1 -.• . . ••sus ismeenvokr..• _1; • .., l0. ,lEllti;. •oe.411-...0.-.,..,..to .., k - "......%:,.v.•;:t.,:,,-..1.e....-..- ...,. . . ,„ .,,,,,,,,,,-., - NUM MIMIC i LL 1 ....i V OPTACITO 0.115.91.406 "Ay LOT 28 , --_, • . 0 /,....,?.,..,A 1, oOVINO—-.No- 1 .. l-'.,i i i;! j ' ''-`-' ..,,,. TANK i'P' I . OPAVIIVIIINT SECT ION ....1.1 ./ !, '*,. Aix AMMO. ---------- . > '/ * I- . - • / , (---.1.111 O. . %.1 .- LEGEND : 0 --_, _ I --------- ------ / ''' tli ill 1 '- ___- -- ---- ...........p * ..,.......,...-- ir i ..„ .... - ----------, . 4 I i . Ill ------------ _ -- , M..4..1.• e• r 7,* ■._.ST--■_.. VI..SM.,.5 1 i 1..■ IC • I:.1, ■ 04.01-, ,.1 ..„. ii° • #, cit •... --.--•,---.-- , , .- --A16, ';'-•,■.- • •!I . .0,- - -_ --- .7 NT •:N. ,.. - ------. ., At ., . .4' • *I --17.41t. • .Il'i • I S 8677.0frf 20 CV t SITE PLAN t SDR 1999-00008 EXHIBIT MAP N NEWHAM OFFICE BUILDING (map is not to scale) • vim u■INIIIIIMIONIVIIIP ST �i• - , •„ CITY of TIGARD -111115 • OFOORAPHIC INFORMATION SYSTEM micr..] I, 11 II" VICINITY MAP DARTMOUTH ST II _ SDR 1999-00008 i ~' N EWHAM tI "IOFFICE 1111ftliima d�!,I•ul:�►� ST ' BUILDING paixaxá �1 SUBJEC SITE ■ • - NKLIN ST� _ B�ELAND . itit . . S T IIIII II 1111 III 41 R,, 1 GONZAGA ST•• ill Ill III MI Sp ■ sw Mil 111111i HAMPTON ST N - 0 200 1"=473 foot 400 600 Feet i I IIIII It 1111111 City of Tigard Information on this map is for general location only and ■■ ■■.■■■. should be verified with the Development Services Division. 13125,SW OR Hall Blvd Tigard,OR 97223 46 ■ ■ ::I.$-----_ _, _ (503)ci tiga 71 • http:Awww.ci.tigard.or.us Comrpunity Development Plot date:Jun 15, 1999;C:lmagic\MAGIC03.APR Chapter 18.370 VARIANCES AND ADJUSTMENTS Sections: 18.370.010 Variances � 18.370.020 Adjustments --.ec gr. 4'77 r V4r1gnC . /S ' .Sys 4 Typs r (19rigncc L✓o %'d kc 4 raX lAleeks !a 18.370.010 Variances roC-e j�owcv� ,��SV e c� e1 <VR uppr"Gi r /n. 1Novl c� G 44+0 cic. egy5 hi)gd n .4.1-slo}-ea,/Ad A. Purpose. The purpose of this section is provide standards for the granting of vaances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual 9° ''4 circumstances related to a specific property, the literal interpretation of the provisions of the"' 'f 9 applicable zone would cause an undue or unnecessary hardship, except that no use variances shall a t 04,40440,-,04,40440,-,04,40440,-,granted. 77- LAP r/9, • B. Applicability of provisions. 1. The variance standards are intended to apply to individual platted and recorded lots only. 2. An applicant who is proposing to vary a specification standard for lots yet to be created through a subdivision process may not utilize the variance procedure unless otherwise specified in Section 18.730.030,Zero Lot Line Setback Standards,or Chapter 18.430, Subdivisions. C. Approval process and standards. 1. Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040,using standards of approval contained in Subsection 2 below. 2. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title;and e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. Variances and Adjustments 18.370-1 11/26/98 3. The Director shall approve, approve with modifications, or deny an application for a subdivision variance subject to the criteria set forth in Section 18.160.120. 18.370.020 Adjustments A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments" which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using "clear and objective standards," these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments" which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.010C. B. Development adjustments. 1. The following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030,using approval criteria contained in Subsection B2 below: a. Front yard setbacks. Up to a 25% reduction of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced by this provision. b. Interior setbacks. Up to a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. c. Lot coverage. Up to 5% increase of the maximum lot coverage required in the base zone. 2. Approval criteria. A development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: a. A demonstration that the adjustment requested is the least required to achieve the desired affect; b. The adjustment will result in the preservation of trees, if trees are present in the development area; c. The adjustment will not impede adequate emergency access to the site; d. There is not a reasonable alternative to the adjustment which achieves the desired affect. C. Special adjustments. 1. Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: a. There are special circumstances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; Variances and Adjustments 18.370-2 11/26/98 b. On the date the use ceases to be actively involved in the sale of merchandise or the provision of services; c. On the date of termination of any lease or contract under which the nonconforming use has occupied the land; and d. On the date a request for final reading o water and power meters is made to the applicable utility districts. 6. No additional structure, building or sign shall be constructed on the lot in connection with such nonconforming use of land. C. Nonconforming development. 1. Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, yard, equipment, its location on the lot or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that satisfies the requirements of this title or will decrease its nonconformity; or b. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extent of more than 60% of its current value as assessed by the Washington County assessor, it shall not be reconstructed except in conformity with the provisions of this title;and c. Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the zoning district in which it is located after it is moved. D. Nonconforming use of structures. 1. If a single lawful use contained in a single structure involving that structure or structure and premises in combination(except for a single, accessory structure)existed as of March 16, 1983, it would not be allowed in the zoning district in which it is located, or which is nonconforming because of inadequate off-street parking, landscaping or other deficiency(under the terms of this title or amendment thereto), the lawful use may be continued so long as it remains otherwise lawful, subject to the following provisions: a. No existing structure devoted to a use not permitted by this title in the zoning district in which it is located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except to accommodate a changing of the use of the structure to a use permitted in the zone in which it is located; b. Any nonconforming use may be extended throughout any existing parts of a building which were manifestly arranged or designed for such use at the time of adoption or amendment of this title,but no such use shall be extended to occupy any land outside such building; Nonconforming Situations 18.760-4 11/26/98 07/13/99 15:31 T2503 684 7297 CITY OF TIGARD al 001 *************************** **e ACTIVITY REPORT see TRANSMISSION OK TX/RX NO. 7340 CONNECTION TEL 5035900144 CONNECTION ID START TIME 07/13 15:29 USAGE TIME 01'50 PAGES 3 RESULT OK Post-its Fax Note 7671 Da1e 7_8_99 I $► 3 To Fr ,, L.r l . om .v1G Co./Dept. Co. Chapter Phone# Phone# f VARIANCES AND Fax b 9-Li/'2/?y o7 Fax* Sections: 1 7 18.370.010 Variances 18.370.020 Adjustments a. is 5445 .4 Ty/es t/9f/o n rc Ake_4 rox c c eks 18.370.010 Variances A. Purpose. The purpose of this section is to provide standar& for the granting o valances frdm the applicable zoning requirements of this title where it can be shown that,owing to special and unusual 741 ` " b1 circumstances, related to a specific property, the literal interpretation of the provisions of the 6441 q ckeig° applicable zone would cause an undue or unnecessary hardship, except that no use variances shall_ire 4'95 o dect. granted. 77-4 B. Annlicabilityaf provisions_ 1. The variance standards are intended to apply to individual platted and recorded lots only. 2. An applicant who is proposing to vary a specification standard for lots yet to be created through a subdivision process may not utilize the variance procedure unless otherwise specified in Section 18.730.030,Zero Lot Line Setback Standards,or Chapter 18.430, Subdivisions. C. Approval process and standards. 1. Variances shall be processed by means of a Type II procedure, as governed by Section 1 8.390.040,using standards of approval contained in Subsection 2 below. 2. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a_ The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, NOTICE TO MORTGAGEE, LIENH( .R,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 DEVELOPMENT REVIEW ARD CITY OF TIGARD �DeARDent Shaping 4 Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: June 15, 1999 FILE NO(s)/NAME: SITE DEVELOPMENT REVIEW (SDR) 1999-00008 NEWHAM OFFICE BUILDING PROPOSAL: A request for Site Development Review approval to convert an existing single-family residence into a commercial office. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. ZONE: Mixed Use Employment; MUE. LOCATION: 7410 SW Beveland Road; WCTM 2S101AB, Tax Lot 02704. 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 TUESDAY - JUNE 29, 1999. All comments should be directed to Julia 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. SDR 1999-00008 NEWHAM OFFICE BUILDING 14-DAY PROPERTY OWNER NOTICE AFTER THE 14 DAY COMMENT PERK). ..LOSES, THE DIRECTOR SHALL ISSUE A PE 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." All\ 01 ran Al [= I 1 CITY of TIGARD VICINITY MAP ---- ----"'R 1111 - D""""° $' I ii SDR 1999-00008 PI NEWHAM 1 OFFICE '`" S '' BUILDING 11% 11111 I SUBJEC 1111.;:., �� SITE th., N I ILI 11 I II II III 1111111 . ' 0 300 W0 NO FFFI lill . \ti�77I\FI • 1111, A ■111111Makh Ci[y of"figard ■■ r,ro�.mow,.v+w��ti u�wrw a all. ME . MEM ...1111111■ bei 41 ius sw wsa,w� q.ti.on vrlll err/w+wap.a.>.. 'Community Development not dent:Jun 15,1999;C:Ynayic1MAGIC03J1PR SDR 1999-00008 NEWHAM OFFICE BUILDING 14-DAY PROPERTY OWNER NOTICE REQUEST FOR COMMENTS 1 CITY OF TIGARD tilt. R 13125 S.W. Hall Blvd. t' ✓ OA t` Tigard,Oregon 97223 G( "44/41,_ JUL22.99 4. Q .7 7 - . * v� i).„p � * C �� ` �►� l999 D R ;9 7�o U.S.PCSTACJ : 7icc.�° y� -411 ��9y �c is F /i 2S 101 AB-01403 gp 0 MANLEY MARY qN 7435 SW HERMOSO WAY ico '''Uti Os'OR 97223 2 MAN Y/ &'�&O.JY 1bY0 10 0//&'4/YY U FORWARD TIME EXP RTN TO SEND C ` MANLEY Y) 15935 KIMBALL AVE IkeK LAKE OSWEGO OR 97035-412/ .3.2'n=Ili SS iiA,itu1„iAALAWH"Ill,LALll„A MEMORANDUM CITY OF TIGARD, OREGON DATE: July 9, 1999 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 1999-00008, Newham Office Building Description: This project would include the conversion of an existing single-family dwelling into a commercial office. 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. This site lies adjacent to SW Beveland 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 50 feet. At present, there is approximately 60 feet of ROW along this street, according to the most recent tax assessor's map. No further dedications are necessary. SW Beveland Street is currently paved, but not fully improved to meet the TTDS standards. The applicant has proposed to construct a half-street improvement adjacent to this site to bring the street up to the current City standard. 2. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. The existing house is presently served from the public water system. The applicant will need to coordinate with TVWD with regard to any change in water service for this site. ENGINEERING COMMENTS SDR 1999-00008 Newham Office Building PAGE 1 3. Sanitary Sewer: The nearest public sanitary sewer line to this project is over 300 feet away to the west adjacent to the Highway 217 ROW. Properties in the Tigard Triangle, that are over 300 feet away from a public sewer, can propose to utilize any existing onsite sewage disposal system, if they can show the system will function properly. The applicant has indicated that they desire to continue use of the existing septic tank and drainfield system. An authorization notice from Washington County Department of Health and Human Services, dated February 18, 1999, indicates that the existing septic system is suitable for the proposed project. In addition, if the City allows an applicant to continue use of an onsite disposal system, the applicant must agree to pay a fee in-lieu of sanitary sewer extension. This fee will be determined by the City Engineer and will be based upon an engineer's estimate of installing an 8-inch sewer line in the street. The fee will be assessed on a "cost-per-lineal-foot" basis and will apply to the 120-foot frontage of this site. 4. Storm Drainage: The topography of the site falls to the west. The existing house is not presently draining to a public storm drainage system, as the roof drains are discharged onto the ground. The applicant's plan indicates that a new parking area between the public street and the building will be added, which will increase the impervious area on the site and will therefore increase the surface water runoff. Current regulations would require the applicant to provide an onsite detention facility to limit the runoff to a rate equivalent to the existing site conditions. To avoid the detention requirement, the applicant's engineer has proposed an "Eco-Stone" concrete paver material for the new parking area. This product will result in a surface that will not be 100% impervious, but will instead allow surface water runoff to infiltrate into the soil beneath. Staff contacted USA about the use of this type of paving, and was told that they are supporting its use because it will result in less storm water being conveyed directly into the public storm drainage system. This type of paving also performs well in handling oils and greases from automobiles by allowing the sand bed and top few inches of soil act as a filter. Studies have been conducted in Spokane, Washington that indicates soils are not becoming contaminated from the use of this type of system. Staff is still concerned about runoff during winter months when the soils are saturated. Tigard soils are primarily clay and become saturated in the ENGINEERING COMMENTS SDR 1999-00008 Newham Office Building PAGE 2 winter. The applicant included a letter from John McDonald Engineering, dated April 5, 1999, which confirms that there is silty soil on the site to a depth of three feet, then a layer of "waterproof' soil begins. This waterproof soil is the typical clay. McDonald's letter indicates that they believe the soil would be suitable for an infiltration facility. However, the focus of the letter was with regard to storm water treatment, which considers smaller, summer events with lower flows. Indeed, during the summer months, this soil may drain acceptably under these conditions, but Staff does not believe they will drain well in the winter. The Building Division has also reviewed this proposal and has indicated that the applicant will need to provide a piped connection for the site runoff to an approved public drainage system. Staff recommends the applicant be required to revise their storm drainage plan to provide for a piped system to collect any runoff that will not infiltrate into the soil. This runoff must be conveyed to an approved public storm drainage system. 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. Staff does not believe that it is warranted to require an onsite facility in this case because the site is small and the amount of impervious area being added is minimal. In addition, as was stated previously, the applicant is proposing to pave the new parking area with a concrete paver product that will be permeable. Therefore, the amount of runoff will be less than if the parking area were paved with asphalt pavement. The applicant will need to provide information to Staff with regard to an "impervious rating" for this concrete paver system. For instance, compacted gravel areas are considered between 40% to 65% impervious depending upon how much they are used by moving vehicles. Once an impervious rating is determined for the paver system, Staff will need to assess a water quality fee in-lieu to be paid by the applicant at the time of issuance of the site and/or building permit. 6. Grading and Erosion Control: ENGINEERING COMMENTS SDR 1999-00008 Newham Office Building PAGE 3 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 Beveland 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 120 lineal feet; therefore the fee would be $ 3,300.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 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. 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 ENGINEERING COMMENTS SDR 1999-00008 Newham Office Building PAGE 4 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. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of Beveland Street. The improvements adjacent to this site shall be constructed in accordance with the Tigard Triangle Design Standards (TTDS) and 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 runoff; E. 5 foot concrete sidewalk; F. street trees within a planter strip installed per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. 5. The applicant shall obtain a permit from the Tualatin Valley Water District for any new proposed water connection prior to issuance of the City's public improvement permit. 6. The City will allow the continued use of the onsite septic 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. ENGINEERING COMMENTS SDR 1999-00008 Newham Office Building PAGE 5 7. The applicant shall submit additional information and calculations regarding the proposed concrete paver system and the affect on surface water runoff. They shall provide a piped system to properly convey any overflow from the paved area to an approved public storm drainage system. 8. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development. To determine this, the applicant shall submit additional information regarding the imperviousness of the proposed concrete paver system. Once an impervious rating is determined, the fee can be calculated. 9. 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: 10. 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. 11. 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. 12. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,300.00 and it shall be paid prior to a final inspection of the building. \e n g\b rl a n r\comments\sd r 1999-0000 8.bd r.d oc ENGINEERING COMMENTS SDR 1999-00008 Newham Office Building PAGE 6 REQUEST FOR COMMENTS C,OF HOARD Community(Development Shaping Better Community DATE: lune 15,1999 TO: Nadine Smith,Long Range Planning Supervisor FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner[x4011 Phone: [5031639-4171/Fax: [5031684-1297 SITE DEVELOPMENT REVIEW MIND 1999-00008 • ➢ NEWHAM OFFICE BUILDING < The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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: (Please provide the following infonnation)Name of Person[sl Commenting: Phone Number[sl: SDR 1999-0000 - NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS • REQUEST FOR COMMENTS CITY OFTIIOARD Community Deve(opment ShapingA Better Community DATE: June 15,1999 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner(x4011 Phone: [5031639-41/1/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW[SDR]1999-00008 )%. NEWHAM OFFICE BUILDING The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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: RuoOk \c kb CorkLAOti o Advv,3 ktv v\\t 4\ca\ '1-110 -No Snet Whtdn 1', 06hwd .10/ 0o�o . Cad h R ,s CA �C tca� ko it d00„ 60,V) w` `4504\4 L '/ Ptc*IlAiSein Pe(r.tJrNw1 44 (Please provide the following information)Name of Persons)Commenting: I Phone Number(s): I SDR 1�9-00008 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS REQUEST FOR COMMENTS RECF, 'dJ. CITY OF TIGARD VED•LAglavtinity Deveropment Shaping Better Community DATE: June 15,1999 JUN 2 8 1999 TO: Lori Dorney,US West Communications Engineering TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner[x4011 Phone: [5031639-4111/Fax: 1508160441 9NNINa 0////.r//// /VAMIWAAY/IYAI/I/////////415~/I0ID .7.11 ///r,*,..,.�.:�:,..rr,.u,.ffi .,,...=f,...r.�.�,.. r ,., ar arAr As,r r .:rnir;s.e; ra�rw iii i/ SITE DEVELOPMENT REVIEW ISDRI 1999-00008 JUL U 0 6 1999 ➢ NEWHAM OFFICE BUILDING CITY OFTIGAR The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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,(Please provide the follOwing information)Name of Person[sl Commenting: Phone Number(s): - "NS c3Lo SDR 1999 08 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS A REQUEST FOR COMMENTS CITY OF TIIOARD Community(DeveCopment r Shaping Better Community DATE: lune 15,1999 TO: Julia Huffman,USA/SWM Program FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner(x4011 Phone: 15031 639-4111/Fax: 15031684-7291 SITE DEVELOPMENT REVIEW[SDRT 1999-00008 0 ➢ NEWHAM OFFICE BUILDING The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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. CO �] ( PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: i JUN 1 7 1999 We have reviewed the proposal and have no objections to it. By__ Please contact of our office. ■ Please refer to the enclosed letter. Written comments provided below: 2. tiX- -2) � YC mh` l(<p&ease provide the following information)Name of Persontsl Commentin '— '1 l J Phone Numbertsl: — - SDR 1999-00008 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS r do el u A f UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING JUL 06 1999 MEMORANDUM CITY OF TIGARD DATE: July 1, 1999 TO: Julia Hajduk, City of Tigard FROM: Julia Huffman, USA J a ' SUBJECT: Newham Office Building, SDR 1999-00008 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. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 REQUEST FOR COMMENTS CITY OFTIGARD RECEIVED PLANNING Community Development Shaping A Better Community DATE: June 15,1999 JUN 2 2 1999 TO: John Roy,Property Manager/Operations Department CI(y OF iIGARU FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner(x4071 Phone: [5031639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW(SDRI 1999-00008 NEWHAM OFFICE BUILDING The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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 th.p�-pPr posal d have no objections to it. (/ Please contact .^_)DQ of our office. Please refer to the enclosed letter. Written comments provided belo . f D I .S iliA41; C ‘ eW' ,C EN S+z .J JC /7,0 "ty ()gel) ''7) A1/7. td itgl 4,4e ST 1--/c cS751E-A-7 feColo ~ (BCease provide the fa-Cawing information)Name of Person(s)Commenting: I Phone Number[sl: 31.- 4/!7 r X.335— I SDR 1 999- 008 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS a'. REQUEST FOR COMMENTS CI OF TIGARD RECEIVED PLANNING Community Deve(opment Shaping Better Community DATE: lune15,1999 JUN 22 1999 TO: Michael Miller,Operations Utility Manager CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner[x4011 Phone: [5031639-41/1/Fax: [5031684-1291 Of f i��Z�//Y4WW W/4uF/~41,4%//////////i//// auYArz�l.,.v.s.i..r r rsO' ±..... r-K -" r ::.r.. +'./ ,///// SITE DEVELOPMENT REVIEW ISDRI 1999-00008 ➢ NEWHAM OFFICE BUILDING The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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/(7 y '► (Please provide the following information)Name of Personlsl Commenting: I Phone Number[sl: I SDR 1999- 08 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS REQUEST FOR COMMENTING 4st l'' CITY OF TIGARD Community cDevetopment JUN 1 81999 Shaping Better Community DATE: June 15,1999 CITY OF TIGARD TO: Brian Moore,PGE Service Design Consultant FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner[x4011 Phone: [5031639-41/1/Fax: [5031684-1291 �iiiii i i i i i i i i.'i i i i i i i i i i i i i i i irrra''fl'S er s/ SS'i i i i. s:v:r rrrr�irr'rzzz xiaz:m:,riiiri i i i i i i i i i i i.'i i i i i i i i i i i.'i/ SITE DEVELOPMENT REVIEW ISDRI 1999-00008 o y NEWNAM OFFICE BUILDING ��s oar.. rsr� —.v.v..- ''ii IThe applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road: WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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 (Blase provide the fo(Cowirrg information)Name of Person(s)Commenting: �LZ ,f.Acp2. Phone Number(s): 5-1O-440/,-, I SDR 1999-06008 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS 4,,,, REQUEST FOR çWJS CIF ARD Community Development Shaping (Better Community DATE: lune 15,1999 JUN 1 8 1999 TO: Elaine Self,GTE CITY OF TIGAFtO FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner[x4071 Phone: [503) 639-4171/Fax: [5031684-1291 '' SITE DEVELOPMENT REVIEW[SDRI 1999-00008 0 NEWHAM OFFICE BUILDING Q The applicant has submitted a request for Site Development Review approval to convert an existing _ single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: IONE29,1999. 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: a '..• . ��I-. 111 _... �. JJ_•A ea C2__- dit E- i Aif_ - - _ • ir amilLi __ fAlffel 4.- 4 i _ ,_I I •J►_ _ _ /.tai= - ;�& iL. - -A�1v•.. . r II _ 0 1. .....L./.4161413S1 IP (Please provufe the following information)Name of Person[sl Commenting: �a , N`a a , � � I Phone Numberfsl: & — '7. e 7 , I SDR 1999-0048 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS .fur.-17-99 07 : 13A TCI $ _ Helens 503 "197 5686 P . 01 rr CI FAX COVER S H E ET DATE : // 57,9 TIME: TO: { j ri - 1 y tr.▪ AL 0 n r� FROM: - f ,▪ �. rr . (� :°c,' t.# TC I .OF TUALAT IN VALLEY I4200 S .W . BRIGADOON CT. BEAVERTON , OREGON 97005 PHONE: ( $03) 605-4395 - FAX: (503) 6o5-L/866 NUMBER OF PAGES IN THIS � TRANSMISSION INCLUDING THIS COVER SHEET: NOTES : --- ICI of Tuesalin Valley.Inc. 1424)4 S.W.gncagoon Coin Beaverton,OR VMS (3C31 805.4895 FAX(503) i46 CC4 An iik,a•Ooenevnirr SinO nAn Jun- 17-99 07 : 14A TCI _Helens 503 '497 5686 P _O2 REQUEST FOR COMMENTS j I NG CEfS(4f TIGARD AEcE1VEd PLAN ,,°r flflr fli ty vt %fiafritasj 4'l riser(z7nrrruruhy DATE: rlune 15,_ SUN 1 1999 81999 TO: Pat McGann,_Ti 1 cahlevisian of Oregon IOM: City of Tigard Planning Division STAFF CONTACT: Julia DOWN,Associate Planner 1x4011 Phone: 1503l 639-4111/fax: 15031604-1291 'n'. r, -.{r,e.... , ,r ..wr.vr:w•.......n•w•,{ <..„-x.:............ ...., n...a.:xi dr,. .•'n',•.r:la.ra'.a, ,.,.,.,a.a+, . ,'r.., ..,, a ,N.. .,{'..,r,N.,Whr ,Y xf.l..lf J',.!•.rp,,ry,,l SITE DE'VELOPMENT'REVIEW(50011999-00008 NEWRAM OFFICE BUILDING . r The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 1S1O1AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18,520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 veasommok Attached are the Site Man,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future, if you wish to comment on this application, .�LE.N.EER YOUR C.OMME '4L$ St .UY: BINE2%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_a40ge i$.e, 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. MtEAU Chick THE FOLLOWING ITEMS TUT APPLY: re" 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: lyease pm vide lie jahrwing ityinrnatiutr)Name of Person(S1 Commenting: /-0572:-. Phone Numhertsl: . .' �_ .� SOR 1, 9-000Ui3 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS 40* REQUEST FOR COMMENTS CITY OF TIOARD Community Development Shaping Better Community DATE: June 15,1999 TO: Acting Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner(x407) Phone: [5031639-4171/Fax: [5031684-7297 i.w'iviiiii /~//i i/411/0/41311'//////iiiiiw.4- v s.inO - - -:.:- ..w„iri i i i i i // ' 'J i i i i i i i i..imAir. SITE DEVELOPMENT REVIEW ISDRI 1999-00008 > NEWHAM OFFICE BUILDING The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 2S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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: ov►i - f' (x) V'lr F 14_ R 1 d it r. i,/ 17 c.. u.t r a �>?C ��vy wur 1�tt U✓I l so -kJ eK f. %.1.)4.111 Q.r.q 2f. ' le-vies J (71) f ke CFltetli �jl! Glll/e ;)1A 1( be � r 'r'A/ �k 1j I�JIr SI Pe 4A 8 W,'h� (4) 'NUvlie e/efe(hi1,)e 'v/' vr ,/ •1' Ch�r•a1�e //` ( � }op,. 11 7rtJ). F yt/J ..rAal ” 6/0 Jfr S., td eo».b- 61‘11_ 0) e C► -r,t err- dr j' .e `. tv • ipPr.,e✓ 3-P. w., r,4 et a'• ft.4 -ii� 2- r71. �f.) 41/ E ' d. 1111-A13 l u l l j 1--- G t ovrovI de fu Yn4 tte (A• r> a e' LA (l-e)_ (Q) IF A. 2- t. . re'f4,;:, ( `r <C b l ti , Ld'd I fti f ( �, + t 4-0 7-A4 I r k W•.ky . 1. G( 6 ..,1 d. PA, f4 #i,i t /; ►^tq'd v add,*,.,t [., fr7 ti (Please provide the following information)Name of Persontsl Commenting: j Phone Numberfsl: SDR 1999-00008 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS A • REQUEST FOR COMMENTS C.OF HOARD Community(Development Shaping (Better Community DATE: June 15,1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hajduk,Associate Planner(x401) Phone: (5031 639-4111/Fax: (503)684-1291 �////1//�./1�/Z149~iii.Y/ .SOZIP ►/WaN►/I'ili�%1W/IIiA1 +war,/////%i,ri.►/..orAr/Ar/Ir/AIArr-r'IY∎∎t i4•/w/./��iAr/// //// IUAIVwY�uV//IAIVIGS mwMAM SITE DEVELOPMENT REVIEW[SDRI 1999-00008 ➢ NEWHAM OFFICE BUILDING < 0 The applicant has submitted a request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 2S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810 Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 29,1999. 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 (Please provide the following it formation)Name of Person(s)Commenting: Phone Numberts): SDR 1999-00008 NEWHAM OFFICE BUILDING REQUEST FOR COMMENTS . - REQUEST FOR COMMENTS • NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS CIT Area: (Cl (El ES) (W) CITIZEN INVOLVEMENT TEAMS GJ Place for review in Library CIT Bookts) FILE NOES).: j";;K yy-0000. FILE NAMELS]: �r�� •�v<<cr;•� CITY OFFICES _LONG RANGE PLANNING/Nadine Smith,S pervisor _COMMUNITY DVLPMNT.DEPT./Depmnt Svcs TechnKons A---"-POLICE DEPT./Jim Wolf,Crime Prevention Oecer BUILDING DIV./David Scott,Btldmg oecial _ENGINEERING DEPT./Brian Rager,oNpmnt Review Engineer --WATER DEPT./Michael Miller,ul+rb:Manager CITY ADMINISTRATION/Cathy Wheatley,c,lyRcorder 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 Mike Matteucci,Neghbrhd Coord 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,GreenspacesCoordina tor(CPA'sIZOA's) 635 Capitol Street NE,Suite 200 PO Box 2946 CITY OF KING CITY* Salem,OR 97301-2540 Portland,OR 97208-2946 City Manager _METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) WASHINGTON COUNTY King City,OR 97224 Building#16,Suite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,Planning 155 N. First Avenue _CITY OF LAKE OSWEGO * 3040 25th Street,SE Suite 350,MS 13 Planning Director _OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration Brent Curtis(CPA's) Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera ODOT,REGION 1 * _Scott King(CPA's) PO Box 3621 Sonya Kazen,Dvlpmt Rev.Coord Mike Borreson(Engineer) CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders Jim Tice(Ica's) David Knowles,Planning Bureau Dr Portland,OR 97209-4037 _Tom Harry(Current Pl.Apps) Portland Building 106,Rm. 1002 OREGON,DEPT.OF ENVIRON.QUALITY Phil Healy(Current Pl.Apps.) 1120 SW Fifth Avenue 811 SW Sixth Avenue ODOT,REGION 1 -DISTRICT 2A * Sr.Cartographer(cerzcA)Ms rn Portland,OR 97204 Portland,OR 97204 Jane Estes,Penna Spe,aest 5440 SW Westgate Drive,Suite 350 _ODOT,REGION 1 -DISTRICT 2A Portland,OR 97221-2414 Right-of-Way Section(vacations) Rick Reeves 123 NW Flanders Portland,OR 97209-4037 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R, BURLINGTON NORTHERN/SANTA FE RIR,OREGON ELECTRIC R/R(Burlington Northern Santa Fe RJR Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann 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 Patty Stambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: OR030546 8021 SW Capitol Hill Rd,Rm 11C Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 TCI CABLE(Apps Eofr+aIVNof99W) 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 * • INOICAruf AUTOMATIC MOEIFICAFIOM IF WITHIN IiOO. OF MC iugJECT PAOFLRrr FOR A14 r/ALL CITY pROigcri. fa01LCr FLAMM=LI RRSPOMtIBti FOR INPICArINC FARMS ro MOrorri h:\patty\rnasterstrfcnotice.mst 22-Apr-99 c , AFFIDAVIT OF MAILING CI ,IAl.TYOFTIGARD Community(Development Shaping Better Community STATE OE OREGON ) County of Washington )ss. City of Tigard ) I, 'Patricia L. Lansford, 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: E AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director El NOTICE OF DECISION FOR: SDRI999-00008/NEWHAM OFFICE BUILDING AMENDED NOTICE (File No/Name Reference) IRI City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer 7 Tigard Planning Commission I Tigard City Council NOTICE OF FINAL ORDER NO. FOR:�� p AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) - City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission . Tigard City Council NOTICE OF: (Type.'Kind of Notice) FOR: I (H'e No Name Re`erencel (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked ", on the 22°'.. of Ju 1999, and deposited in the United States Mail on the 22°1 day of July,1999, postage prepai ., (�/t-4!41/ I •' f (1-W___(Pe nth. 4repared otice) c Subscribed and sworn/affirmed oefore me on the �� day of _ , 19/7 K 701 �„�.�� OFFICIAL SEAL �� L 11.--- rt:.�s; DIANE M JELDERKS NOTARY PUBLIC OF OR I r c� '>�*?; sr NOTARY SIGN PUBLIC-OREGON N My Commission Expires: !� , ®,,, COMMISSION N0.046142 MV COMMISSION EXPIRES SEPTEMBER 07,1999 ' L EXHIBIT A NOTICE O E II DECISImiu �C I IM EVIEW RI1199 0000 ��n��, " � �'ommumty�dp�t►dr�lt .571,rin j:4 BttterCo iV !lemony_ CE IIILDIIIC 120 DAYS = 1016199 SECTION I. APPLICATION SUMMARY FILE NAME: NEWHAM OFFICE BUILDING CASE NO.: Site Development Review SDR1999-00008 PROPOSAL: A request for Site Development Review approval to convert an existing single family residence into a commercial office. The proposal also involves an expansion at the rear of the building. APPLICANT/ David Newham ENGINEER: John Low OWNER: 14060 SW High Torr 27448 NW St. Helens, Suite 432 Tigard, OR 97224 Portland, OR 97056 COMPREHENSIVE PLAN and ZONING DESIGNATION: Mixed Use Employment, MUE; with Tigard Triangle Design Standards Overlay. LOCATION: 7410 SW Beveland Road; WCTM 2S101AB, tax lot 02704. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION ;Y d8j Notice is hereby given that the City of Tigard Community Development Dire designee has APPROVED the above request subject to certain conditions of approval. fndings'and conclusions on which the decision=°"Is based are noted in Section IV. NOTICE OF DECISION SDR1999-00008 PAGE 1 OF 22 c + CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. (Unless otherwise specified, the Staff contact is Brian Rager with the Engineering Department at 503-639-4171.) 1. Submit a revised site plan that shows the conversion without the proposed addition. If, at a later date, circumstances would allow an addition (change in code, variance approved, etc.) a modification approval would be required (Staff contact: Julia Powell Hajduk, 639-4171 x407). 2. Submit confirmation from a landscape architect that the proposed Holly shrub between the parking lot and the street will provide the required screening or submit a revised landscape plan that shows plants that will achieve this screening standard (Staff contact: Julia Powell Hajduk, 639-4171 x407). 3. Submit confirmation from a landscape architect that the vegetation proposed will not exceed 3 feet in height. The trees proposed are permitted, provided the branches below 8 feet not be removed until the tree has reached a maturity point that is suitable for limb removal (Staff contact: Julia Powell Hajduk, 639-4171 x407). 4. Submit a revised site plan that shows wheel stops will be provided in all areas where the parking abuts landscaping or submit a revised landscaping calculation with the overhang area subtracted (Staff contact: Julia Powell Hajduk, 639-4171 x407). 5. Submit a revised parking plan that shows the first parking stall at the entrance to the site eliminated or revised in such a way that it no longer requires backing up into the right-of-way and is not in the vision clearance area. The revised parking plan also must clearly show the angle for each parking stall, the stall width, the stall depth and the access aisle width (Staff contact: Julia Powell Hajduk, 639-4171 x407). 6. Submit details of the bike rack to be used (Staff contact: Julia Powell Hajduk, 639-4171 x407). 7. Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards (Staff contact: Julia Powell Hajduk, 639-4171 x407) 8. 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). 9. 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. 10. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 2 OF 21 11. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of Beveland Street. The improvements adjacent to this site shall be constructed in accordance with the Tigard Triangle Design Standards (TTDS) and 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 runoff; E. 5 foot concrete sidewalk; F. street trees within a planter strip installed per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner, as approved by the Engineering Department. 12. The applicant shall obtain a permit from the Tualatin Valley Water District for any new proposed water connection prior to issuance of the City's public improvement permit. 13. The City will allow the continued use of the onsite septic 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. 14. The applicant shall submit additional information and calculations regarding the proposed concrete paver system and the affect on surface water runoff. They shall provide a piped system to properly convey any overflow from the paved area to an approved public storm drainage system. 15. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on- site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development. To determine this, the applicant shall submit additional information regarding the imperviousness of the proposed concrete paver system. Once an impervious rating is determined, the fee can be calculated. 16. 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: 17. 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. 18. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 3 OF 21 19. The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,300 and shall be paid prior to a final inspection of the building. 20. Prior to final inspection, the walkway must be clearly marked with painting to an industry standard. 21. When applying for a sign permit, be sure that the sign location is outside the vision clearance area. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site is currently developed with a single-family dwelling. A search of the City's computer system, concludes no land use permits were found to have been approved by the City. Vicinity Information: The project site is bordered on the east and south by property approved to be developed by Eagle Hardware. The property to the west is zoned MUE and developed with a single-family dwelling. Staff has had conversations with owners and potential owners of the property to discuss changing to commercial use, however, since no change has been formally requested, the site is still considered a single family dwelling. Site Information and Proposal Description: There is an existing 2,526 square foot single family dwelling. The proposal is to convert the structure into a commercial office and add on an additional 240 square feet at the rear of the existing structure. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 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 has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $11,057 based on the use proposed. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 4 OF 21 • Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $34,553 ($11,057 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $23,496. The applicant has committed to construct half-street improvements along the SW Beveland Street frontage. The estimated cost of half street improvements is approximately $250 per linear foot for approximately 120 feet for a total estimated cost of $30,000. The rough proportionality test does not require a precise mathematical calculation. The test does not require a dollar-for-dollar exchange of conditions for impacts, nor does it require that the impacts outweigh or have a higher estimated value than the conditions imposed. The estimated costs required of the applicant may be greater in estimated value of the unmitigated impact, provided the conditions are, in fact, proportional to the impacts of the development. The applicant has proposed to improve the street. In addition, if the street were not improved, the development would not have access on a street improved to City standards and the street would not be consistent with the street improvements that will be installed as part of the Eagle Hardware (now Lowe's) approval. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 5 OF 21 Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The applicant's narrative states that the project does not involve street construction and therefore, presumably this standard does not apply. It does, in fact, still apply, however the design option is met in that there is approximately 660 feet between Hermoso and Beveland, and with the development of Eagle Hardware as approved, pedestrian connections will be provided at intervals of no less than 300 feet. FINDING: Because the proposal meets the design option, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Beveland 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. The proposal involves an existing structure that is greater than 10 feet from the property line, therefore, this standard can not be met. The development will, however, be considered non-conforming in that no addition or expansion may occur which does not decrease the non-conformity of the structure. The proposal involves an addition at the rear of the site which clearly does not decrease the non-conformity of the setback. A variance was not requested, therefore, staff can not approve the addition. Furthermore, as will be discussed later in this report, the number of parking spaces necessary, if the addition were permitted, can not be accommodated on-site as proposed. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 6 OF 21 • Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6 foot wide sidewalk will be provided from the entrance to Beveland, therefore, this standard is satisfied. 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, therefore this standard does not apply. FINDING: Because the existing structure does not comply with the 0-10 foot setback and the proposed addition does not decrease the non-conformity, all of the Tigard Triangle Site Design Standards have not been met. If the applicant revises to the site plan to eliminate the addition, the Site Design Standards will be satisfied. CONDITION: Submit a revised site plan that shows the conversion without the proposed addition. If, at a later date, circumstances would allow an addition (change in code, variance approved, etc.) a modification approval would be required. 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. The applicant has responded to this standard in the narrative by indicating that the maximum wall length is 43 feet. Staff scaled off the building dimensions and confirmed that the maximum wall length facing the street is actually 48 feet, which still meets the 50 foot maximum. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 7 OF 21 • 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 states in the narrative and shows on the plans that an entrance canopy will be provided at the building entrance. 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 wood siding 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 is 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 either been met or do not apply. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 8 OF 21 • The applicant has not formally applied for sign permits. Signs 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 sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards is discussed further in this report. FINDING: Because the landscape standards of 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. 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 other Community Development Code Sections. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these sections has been reviewed within this report. 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.C. Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). This standard is modified by the Tigard Triangle Design standards. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 9 OF 21 The property has approximately 120 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 submitted plans that show 3 Norway maple trees will be planted. The Western Garden Book indicates the Norway Maple trees are broad spreading. The trees shown are spaced slightly greater than 22 feet on center, however, there is not room for additional trees, therefore the spacing is acceptable. 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 property abuts a Mixed Use Residential zone developed with a residential use to the east. The existing buffer width is approximately 12 feet. The applicant is proposing lawn and some landscaping along the eastern property line. The applicant is also proposing Sungold False Cypress trees spaced approximately 10 feet apart. 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 proposes ornamental holly between the parking lot and the street. Staff can not confirm that ornamental Holly alone will provide a balance of low lying and vertical shrubbery. The landscape plan shows the required number of parking lot trees. FINDING: Because staff can not confirm that the proposed Holly shrub will provide a balance of vertical and low lying screening, the Landscaping and Screening standards have not been fully met. If the applicant either submits confirmation from a landscape architect that the proposed shrub will provide the required screening or submits a revised landscape plan that achieves the required landscaping, the standard will be met. CONDITION: Submit confirmation from a landscape architect that the proposed Holly shrub between the parking lot and the street will provide the required screening or submit a revised landscape plan that shows plants that will achieve this screening standard. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The plan submitted does not show the vision clearance triangle. When staff scaled off the vision clearance area, there appears to be a significant amount of vegetation as well as the proposed sign within the vision clearance area. In order to make a finding that the vision clearance triangle standards are met, staff will need verification from a landscape architect that the vegetation proposed will not grow to greater than 3 feet, and the proposed sign will not be permitted in this area unless it, too, is less than 3 feet in height. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 10 OF 21 FINDING: Because the site plan shows structures that are and could be greater than 3 feet high in the vision clearance area, this standard has not been met. If the applicant complies with the conditions listed below, staff can find that the vision clearance standards have been met. CONDITIONS:Submit confirmation from a landscape architect that the vegetation proposed will not exceed 3 feet in height. The trees proposed are permitted, provided the branches below 8 feet not be removed until the tree has reached a maturity point that is suitable for limb removal. When applying for a sign permit, be sure that the sign location is outside the vision clearance area. 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 11 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. The ADA space shown is only 8.5 feet wide with a 5 foot aisle. In addition, the ADA aisle must be on the passenger side. The walkway proposed may be permitted to double as an access aisle, provided the width was increased adjacent to the space. Staff, therefore, recommends moving the location of the ADA space to the front of the building adjacent to the proposed access aisle. A condition of approval will be required to this affect. Access drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The location of the first parking stall at the entrance into the site does not appear to provide safe back-up distance as it will require backing up into the right-of-way across the sidewalk. The number and size of the access drives is actually regulated by the standards specified in 18.705.030.J (one-way vehicular access points) and will be discussed further in this decision. The access drive proposed is shown to be clearly marked as one-way and the condition that the site must be improved as per the approved plan will insure that this is done. Vision clearance has been addressed previously. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 11 OF 21 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. Walkway requirements were discussed previously in this report. The site has no grade drop-offs; therefore, the other standards of this section do not apply. 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. Directional markings are shown and must be installed to clearly identify the one-way direction of traffic. This is covered under the condition that the site be constructed as per the approved plans. 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 do not indicate wheel stops will be provided, however a 4" concrete curb is proposed along all but 2 of the parking spaces. The applicant either needs to provide wheel stops or provide calculations indicating landscape calculations with the 2 foot overhang subtracted for all the parking stalls. Space and aisle dimensions: Figure 18.765.1 requires the following dimensional standards for 45 degree parking: FIGURE 18.765.1 OFF-STREET SURFACE PARKING MATRIX Required Space and Aisle Dimensions in Feet COMPACT STANDARD A B C D E F G B C D E F G 7.50 15.5 13.0 10.61 44.0 2.0 8.5 17.5 13.0 12.0 48.0 2.0 7.75 15.5 12.0 10.96 43.0 2.0 9.0 17.5 12.0 12.7 47.2 2.0 45° 7.75 15.5 11.0 10.96 42.0 2.0 9.5 17.5 11.0 13.4 46.0 2.0 8.00 15.5 11.0 11.32 42.0 2.0 10.0 17.5 11.0 14.1 46.0 2.0 Stall width dimensions may be distributed as follows: 50%standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. A A Parking Angle 6 B Stall Width E-{ 1" C Stall Depth(no bumper overhang) F 1 D Aisle Width Between Stall Lines(5) `T E Stall Width Parallel to Aisle F Module Width(no bumper overhang) G Bumper Overhang G NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 12 OF 21 • The site plan indicates that the standard spaces are 8.5 x 18 and the compact spaces are 7.42 x 16.5. Even if this were correct, the dimension of the compact spaces does not comply with the development code. Because angled parking is proposed, staff referred to the off-street surface parking matrix listed above. The stall width for the 5-45 degree standard spaces is 8.5 feet which requires a depth of 17.5 feet as indicated in the above table. Only two of the standard stalls have a depth greater than 15 feet and the aisle width is as little as 12 feet in several locations, whereas the table requires a width of 13 feet for 45 degree parking. The stall width for the 4 compact spaces is approximately 7.5 feet (although the site plan indicates that width is 7.42 feet) which requires a depth of 15.5 feet. The stall depth for all compact stalls is only 13 feet. The stall width varies greatly, however there are several instances where the stall width parallel to the aisle is not 12 feet for the standard spaces or 10.61 for the compact spaces. In addition, as discussed previously, the location of the first parking stall at the entrance to the site would require backing out into the public right of way in order to maneuver out of this space. This is not permitted in the development code. Given the dimensional short-comings, staff can not find that the parking standards are met. Because the applicant will be required to eliminate the addition in the rear from the proposal, the parking may be reduced by one space. Because of this, staff believes there will be room enough that it may be possible to accommodate the required parking dimensions on this site. The applicant must submit a detailed parking plan that clearly shows the angle for each parking stall, the stall width, the stall depth and the access aisle width. Because wheel stops are required adjacent to landscaped areas, if the applicant chooses to allow bumper overhang into landscaping, the stall depth may be reduces by 2 feet; the landscaping must be lawn or low growing in the area of the bumper overhang. Staff acknowledges that the angles may vary due to the need to fit the parking on-site, However the dimensions must comply with the standards in the code. If it is impossible to provide the required parking on-site so that it complies with the dimensional standards, the applicant may wish to ask for an adjustment to the minimum parking standard (if the criteria can be met) or ask for a joint use parking agreement with an adjacent development. Bicycle parking location and access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The bike rack is within 50 feet of the entrance to the building and is not located in parking aisles, landscape areas or pedestrian ways. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 13 OF 21 • 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 less than 3,000 square feet, 1 bicycle parking space is 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 B (as defined by Metro) is 5.9 spaces per 1,000 square feet. The applicant has provided parking calculations based on the 240 square foot addition which would require 11 parking spaces. As discussed previously, the proposed addition is not permitted, therefore, the parking required based on 2,526 square feet is 10 parking spaces. 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. CONDITIONS: Submit a revised site plan that shows wheel stops will be provided in all areas where the parking abuts landscaping or submit a revised landscaping calculation with the overhang area subtracted Submit a revised parking plan that shows the first parking stall at the entrance to the site eliminated or revised in such a way that it no longer requires backing up into the right-of- way and is not in the vision clearance area. The revised parking plan also must clearly show the angle for each parking stall, the stall width, the stall depth and the access aisle width. Submit details of the bike rack to be used. 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 addressed previously in this report 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; NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 14 OF 21 The walkway provided crosses the driveway and parking lot, however the distance is less than 36 feet and will be concrete with a broomed finish. It is not clear from the plans whether this crosswalk will be clearly marked with striping on the pavement. A condition requiring the walkway to be clearly marked with painting will be required to insure this standard is fully met. 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. Because the proposal is for one-way vehicular access, the standards of 18.705.030.J apply in-lieu of the dimensional standards. Vehicular access is provided and is within 50 feet of the entrance to the site. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The entrance driveway is proposed closest to the on-coming traffic and the exit is farthest. The entrance drive is 14 feet and the exit is 12 feet. FINDING: Because it is not clear that the walkway crossing the vehicle access driveway will be clearly marked, staff can not find that all Access, Egress and Circulation standards have been met until the condition listed below is met. CONDITION: Prior to final inspection, the walkway must be clearly marked with painting to an industry standard. 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 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. No trees over 12 inches are proposed to be removed. FINDING: Because no trees over 12 inches will be removed, the Tree Removal standards have been satisfied. Signs: Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the C-G Zoning District. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 15 OF 21 Signs have been discussed earlier in this report under Tigard Triangle Design Standards discussion; therefore, this standard has been satisfied. FINDING: Because signs have been addressed previously in this report, this standard has been satisfied. PUBLIC FACILITY CONCERNS 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. This site lies adjacent to SW Beveland 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 50 feet. At present, there is approximately 60 feet of ROW along this street, according to the most recent tax assessor's map. No further dedications are necessary. SW Beveland Street currently has a pavement width of approximately 28 feet, which does not fully meet the TTDS standards of 18 feet from centerline. The applicant has proposed to construct a half-street improvement adjacent to this site to bring the street up to the current City standard. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. The existing house is presently served from the public water system. The applicant will need to coordinate with TVWD with regard to any change in water service for this site. Sanitary Sewer: The nearest public sanitary sewer line to this project is over 300 feet away to the west adjacent to the Highway 217 ROW. Properties in the Tigard Triangle, that are over 300 feet away from a public sewer, can propose to utilize any existing onsite sewage disposal system, if they can show the system will function properly. The applicant has indicated that they desire to continue use of the existing septic tank and drainfield system. An authorization notice from Washington County Department of Health and Human Services, dated February 18, 1999, indicates that the existing septic system is suitable for the proposed project. In addition, if the City allows an applicant to continue use of an onsite disposal system, the applicant must agree to pay a fee in-lieu of sanitary sewer extension. This fee will be determined by the City Engineer and will be based upon an engineer's estimate of installing an 8-inch sewer line in the street. The fee will be assessed on a "cost-per-lineal-foot" basis and will apply to the 120-foot frontage of this site. Storm Drainage: The topography of the site falls to the west. The existing house is not presently draining to a public storm drainage system, as the roof drains are discharged onto the ground. The applicant's plan indicates that a new parking area between the public street and the building will be added, which will increase the impervious area on the site and will therefore increase the surface water runoff. Current regulations would require the applicant to provide an onsite detention facility to limit the runoff to a rate equivalent to the existing site conditions. To avoid the detention requirement, the applicant's engineer has proposed an "Eco-Stone" concrete paver material for the new parking area. This product will result in a surface that will not be 100% impervious, but will instead allow surface water runoff to infiltrate into the soil beneath. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 16 OF 21 Staff contacted USA about the use of this type of paving, and was told that they are supporting its use because it will result in less storm water being conveyed directly into the public storm drainage system. This type of paving also performs well in handling oils and greases from automobiles by allowing the sand bed and top few inches of soil act as a filter. Studies have been conducted in Spokane, Washington that indicates soils are not becoming contaminated from the use of this type of system. Staff is still concerned about runoff during winter months when the soils are saturated. Tigard soils are primarily clay and become saturated in the winter. The applicant included a letter from John McDonald Engineering, dated April 5, 1999, which confirms that there is silty soil on the site to a depth of three feet, then a layer of "waterproof" soil begins. This waterproof soil is the typical clay. McDonald's letter indicates that they believe the soil would be suitable for an infiltration facility. However, the focus of the letter was with regard to storm water treatment, which considers smaller, summer events with lower flows. Indeed, during the summer months, this soil may drain acceptably under these conditions, but Staff does not believe they will drain well in the winter. The Building Division has also reviewed this proposal and has indicated that the applicant will need to provide a piped connection for the site runoff to an approved public drainage system. Staff recommends the applicant be required to revise their storm drainage plan to provide for a piped system to collect any runoff that will not infiltrate into the soil. This runoff must be conveyed to an approved public storm drainage system. 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. Staff does not believe that it is warranted to require an onsite facility in this case because the site is small and the amount of impervious area being added is minimal. In addition, as was stated previously, the applicant is proposing to pave the new parking area with a concrete paver product that will be permeable. Therefore, the amount of runoff will be less than if the parking area were paved with asphalt pavement. The applicant will need to provide information to Staff with regard to an "impervious rating" for this concrete paver system. For instance, compacted gravel areas are considered between 40% to 65% impervious depending upon how much they are used by moving vehicles. Once an impervious rating is determined for the paver system, Staff will need to assess a water quality fee in-lieu to be paid by the applicant at the time of issuance of the site and/or building permit. 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 Beveland 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 120 lineal feet; therefore the fee would be $3,300. FINDING: Based on the analysis above, Staff finds that all Street Utility and Improvement Standards have not been met. If the applicant complies with conditions 12-34 summarized at the front of this staff report, the standards will be met. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 17 OF 21 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 cannot 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 SDR REVIEW CRITERIA Section 18.360.090.A.2 through A.15 provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed section. These other standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the following because the proposal does not involve a residential development and are, therefore, found to be inapplicable as approval criteria: Sections: 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); and 18.360.090.9 (Demarcation of Spaces). The following Sections were discussed previously in this report and will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses); 18.360.090.12 (Landscaping); 18.360.090.13 (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 simply to change the use of an existing structure. No buildings will be added and the expansion, as proposed, is not approved, therefore, this standard is not applicable. FINDING: Because the building is existing and will not be relocated, Staff finds that relationship to the natural and physical environment standard has been satisfied. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 18 OF 21 • Development within or adjacent to floodplain: 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. The property does not abut a floodplain; therefore, this criterion does not apply. FINDING: Because the site does not abut a floodplain, Staff finds that this standard does not apply to this application. 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 Police Department has reviewed this proposal and has not indicated any issue or concerns with the project providing crime prevention or safety problems. FINDING: Because the Police Department has reviewed the proposal and has not raised any concerns regarding Crime Prevention or Safety, this standard has been satisfied. CONDITION: Submit a revised lighting plan for review and approval by the Police Department that shows lighting will be provided at the southwest corner of the structure in the area of the plaza. 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. 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. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 19 OF 21 • Use Classification: The applicant is proposing to convert an existing residence into a counseling office. This use is classified in Code Chapter 18.130 (Use Classifications) as office. The proposed counseling 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 slightly more than 15 percent landscaping will be provided. The landscaping has been discussed previously in this report. 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 standard is superceded by the Tigard Triangle Design Standards. 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's elevation plans and narrative show that the building will be no greater than 27 feet. SECTION V. OTHER STAFF COMMENTS The City of Tigard Police Department reviewed the plans and requests that the applicant consider adding the "numerical" 7410 to sign which is planned for the project. They state that good signage is critical to reduce delay in response time for emergency personnel. The City of Tigard Advanced Planning Division reviewed the submittal and offered no comments or objections. City of Tigard Property Manager reviewed this application and indicated that he has concerns about emergency storm drainage design directing water to the back of the property where the septic system drain field is located. Staff response: This has been addressed under the Public Facility Concerns section. The City of Tigard Operations Utility Manager reviewed this proposal and offered no objections. The City of Tigard Building Division reviewed this application and offered the following comments: 1) Provide a fire flow worksheet, (2) Provide a fire hydrant as determined by worksheet so no extension walls are greater than 250 feet from fire hydrant, (3) the accessible aisle shall be on the passenger side and 8 foot wide, (4) provide detectable warnings at entrance to traffic lane, (5) provide signage 9 feet high, (6) trash enclosure of 1.5 cubic yards shall not be closer than 5 feet to the combustible building, (7) provide a storm drain pipe system for parking lot and roof drains to approved storm drain system or an engineered detention system, (8) all conditions of TAB. 1011 must be provided to meet change of use requirements, (9) if a 2nd entrance to the building is required by occupant load, the exit must connect to the public way, (10) a building permit is required for addition and new entry porch. Staff response: Items 3 and 4 have been addressed in this decision. All other items are for the applicant's information to assist in providing a complete submittal to the building department. NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 20 OF 21 SECTION VI. AGENCY COMMENTS GTE reviewed the proposal and provided the following comments: "Developer to provide conduit from inside the building to a GTE specified location. Conduit to be placed per GTE specifications. Any relocation of existing facilities to be paid for by developer. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered comments which have been incorporated and addressed in the body of this report. A complete copy of the USA comments is located in the public record on file with the City. PGE, NW Natural Gas, General Telephone, US West, Tualatin Valley Water District and TCI Cable reviewed the proposal and offered no comments or objections. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 22, 1999 AND EFFECTIVE ON AUGUST 6, 1999 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final 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 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 3:30 PM ON AUGUST 5, 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. July 21, 1999 PREPAR BY: Julia Hajduk DATE Associate Planner Ali :� ��/ July 21, 1999 A'PROVED BY: Richard Bawer-.e .. DATE Planning Manager is\curpin\julia\sdr\Newham Office.doc NOTICE OF TYPE II DECISION SDR1999-00008/NEWHAM OFFICE BUILDING PAGE 21 OF 21 a .1, a . Lt --------■-7-- --------.-__„_ sT---- -----.--=-------- ----- ---_,---,...- , ,_, / I I --.7 T, :T-,-_ 'VV. BEVELAND fii f (ill : ' 111 ,' I' ,77-, ,,--7--, ,--r-r-T ,-r__,__ Z 1 , , ,, i ; , 1 ,MH i , i i ' ,,..., i, ilipi , i ; / "i ■ 'i ' ' 'I — 14 , ; . i . , . -'11 ,.. ' ._,; I , , ' . i ; , : / 1 . ; i ; ', ■ ii ,,. , / Cr) alma i , --=---- - I ' :--7---•• — . '---1'.. -TT —---'--- - > p r e . / tel"c"1----■-iiiiiim....' * -* - 411 i___,,.. .__,Ismili li r .... • :I ,,.. ' , 4 ,-- .. . „„. .. 7\ , CMMItri ', ' / RARCING 9P'.1 ::.(E157 535 eff' ! i I, el I ' '4"''' ,_\ _TI1r§*54 .'5'J, 6 0 0 el , H 4t j' ''' '-'.1.1t■N.4\ 55'22';I'P' ■1 ami 1,'.;i7... ‘ `411.' SP..4'...' ,-•.'.3,. ,,, ' ij-93 LOT 29 CI : ,1 I ,-,) , .'; ''' , I ,I■1 I , 1,,11 ' , ..f-T. ' ' " :;;.1 ik■•:::* ,1 ' '' I I I Ce i 7'\'. / '?::I;E., IL II I III I\ II II 'MILLI , HylI[II . I:IIII ,I I I • H \ ',:: ' k 1g 34,WI.041,CME CONGINITE PAVERS 1,- '1,0<161,1 0 3.3 0 ..t., -',--/7 ,,/- ;?/;_,I, 1 --e.;.: . LI- , 3,,f 1 -C0,11,CTIED 0.011B-6M4.1. /2 LOT 28 0 Asi*-''' coa .;i ::ii, I '...,.' -""'■'■ , 1 OPAvVIENT SECTION Irk IWO RR 10.11,.1 i ;t.''J r 2.. -------1;1' .; ------- .),..., , / ,..,. \ - 7 / LEGNNO : 0 1 I;t___J ------------ _i_ 4' IP fii:, ‘,[\ _/4 _ _------- ..,,,,AMELD ) , ,,, ____-- l'' Ili .: / ',\ ii ‘1 ------------ -- ---- __1 , , 'I 3/ JAL,■-,,AREG.1G, II• I , _. ....- -- -- - ' X-• FENCE L NES ' i -51. 9,40.6.212 LINES ■• CV---.,,,,__,_: li' ' t y 4'(:)--.' .4•;r: \ --' \N. < • . _ _ , _---------------,------,--' i/N, ■ ,''. ; Ian ..,-0---.... ...""0 ". •' •• ',-,,. ..- -p , .4 ..,. Ag # g* .1; • . * I —.---__„---:_. ---...1,--......_„____...—_ s s6.37.orE 20 09• SITE PLAN t SDR 1999-00008 EXHIBIT MAP N NEWHAM OFFICE BUILDING (map is not to scale) minttttae Irmo, �� won INTON CITY of TIGARD I I I GEOGRAPHIC INFORMATION SYSTEM m• VICINITY MAP nitDARTMOUTH II SDR 1999-00008 ■ III N EWHAM r re, �- Iftlimil lei lel � OFFICE Mill N BUILDI RMOSO suB�EC ■7.18Eiv ..SITE . , ■�RANKLIN ST` gND ■ II/ lis.,,ka N GA ST■• GONZA I ' i If Ell S T A sw HAMPTON ST N 0 200 400 600 Feet III . 1'=473 feet A s al II City of Tenerigarlocation d Information on this map is for g only and I should be venfied with the Development Services Division.i 111 13125 SW Hall Blvd Tigard,OR 97223 5 $T _ (503)603R9-49177212 39-4171 ■ ■ ------ _, C httpafwww.ci.tigard.or us Community Development Plot date: Jun 15, 1999;C:lmagic\MAGIC03.APR --,_,OK- fal • EXHIBIT B 2S 101 AB-01000 2S 101AB-01200 HAMPTON PARK LLC BAUER DANIEL E&BARBARA 4000 KRUSE WAY PL BLD 1 STE 275 7275 SW HERMOSO LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 101 AB-01300 2S 101 AB-01400 LAURENS MICHAEL F MARTIN GORDON S& PO BOX 3770 12265 SW 72ND AVE SUNRIVER,OR 97707 TIGARD,OR 97223 2S 101 AB-01401 2S 101 AB-01402 PHILLIPS JASON E/CAROLYN L LYMAN RODNEY C MARGARET 7355 SW HERMOSO WAY 7395 SW HERMOSO WY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01403 2S101AB-01404 MANLEY MARY VON RENCHLER MARVIN J& 7435 SW HERMOSO WAY 7475 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01500 2S101AB-01501 JOHNSON JERRY E SHARI A JOENS JOHN D MARJORIE A 7615 SW BEVELAND ST 7545 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01502 2S101AB-01600 ANDERSON ROY W ESTATE OF ERDLE WILLIAM J 7565 SW HERMOSO WAY 7405 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01601 2S101AB-01602 WHITNEY EUGENE P GIBSON KLAUS P&CORNELIA 7340 SW HERMOSA WY 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AB-01603 2S101AB-01604 HARLAN BRIAN&MAI STOBER LOUIE A&JESSIE L 7270 SW HERMOSO WAY 7305 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01605 2S101/18-01606 ROVIG CAROLE A SLOAN DAVID MARTIN 7460 SW HERMOSO WAY 7355 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01607 2S101 AB-01608 RAND STEPHEN C KOBERLEIN PATRICIA LYNN 7540 SW HERMOSO WAY 7455 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 e• 2S 101 AB-01609 25101 AB-01700 TAYLOR JEFFREY R ROTH ALAN D AND LINDA A 7505 SW BEVELAND RD 7420 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01800 • 2S 101 AB-01900 BOEHM GENE G BEATRICE G WHITETHORN LLC 7380 SW HERMOSA WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-02000 2S101AB-02700 BERMAN JOHN M& EAGLE HARDWARE& DEN INC 7175 SW BEVELAND RD#210 981 POWELL A .E W TIGARD,OR 97223 RENTON 98055 2S101AB-02701 2S101AB-02702 EAGLE HARDWARE&GARDEN INC EAGLE HARDWARE RDEN INC 981 POWELL AVE SW 981 POWELL SW RENTON,WA 98055 RENT , A 98055 2S101AB-02703 2S101AB-02704 BLONDIE'S INVESTMENT LLC NEWHAM DAVID ALLEN&BARBARA AN 1500 OSTMAN RD 7410 SW BEVELAND RD WEST LINN,OR 97068 TIGARD,OR 97223 2S101AB-02705 2S101AB-02706 EAGLE HARDWARE&GARDEN INC EAGLE HARDWAR &GARDEN INC 981 PO LL AVE SW 981 POW VE SW TON,WA 98055 R ON,WA 98055 2S101AB-02707 28101AC-00600 EAGLE HARDWARE RDEN INC ROTH JACOB T JR&THERESA A 981 POWELL SW 12600 SW 72ND AVE RENTO , A 98055 TIGARD,OR 97223 2S101AC-01801 2S101AC-01900 SCHOOL DISTRICT NO.23 WASHINGTON COUNTY SCHOOL 12615 SW 72ND AVENUE 12615 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 101 BA-00300 2S 101 BD-00100 MARTIN GORDON RICHARD ST VINCENT MEDICAL FNDN TRUSTEE PO BOX 740 9205 SW BARNES RD GLENEDEN BEACH,OR 97388 PORTLAND,OR 97225 DAVID NEWHAM JOHN LOW 14060 SW HIGH TORR 27448 NW ST. HELENS, SUITE 432 TIGARD OR 97224 PORTLAND OR 97056 A. AFFIDAVIT OF MAILING Ai CITY OF TIGARD Community(Development • SfiapingA Better Community STAr1IE OE OREGON ) County of Washington )ss. City of Tigard ) I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (check Appogiate Box(s)Beim) © NOTICE OF PENDING LAND USE APPLICATION FOR:i7 SDR 1999-00008/NEWHAM OFFICE BUILDING AMENDED NOTICE (File No./Name Reference) 0 City of Tigard Planning Director NOTICE OF DECISION FOR: AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: . I AMENDED NOTICE (File No/Name Reference) (Date of Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER NO. FOR:. . AMENDED NOTICE (File No./Name Reference) (Dale of Public Heanngs) i. City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council H NOTICE OF: (Type/Kind of Notice) FOR: Et (File No/Name Reference) (Date of Public Heanng,if applicable A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[Sl of which is attached, marked- hihit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'T on the 15th day s Jun' 1' '9, - d d-•osited in the United States Mail on the 15'" day of lune,1999, postage prepaid.; .. - I., / dZe,:erek (Person that Prepare. Notice L Li 1 da of �silsil _ 19` • Subscribed and sworn/affi med before me on the y . Ifr , 9 ,�. OFFICIAL SEAL "1't-C� L I CJ I tt; DIANE M JELDERKS ' I r ' ' ' I : I I ' I ' NOTARY PUBLIC-OREGON„ , COMMISSION NO.046142 My Commission Expires: 9 r y, MY COMMISSION EXPIRES SEPTEMBER 07 EXHIBIT A NOTICE TO MORTGAGEE, LIENHOL _R,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF TIGARD Community Devefopment Shaping A(Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: June 15, 1999 FILE NO(s)/NAME: SITE DEVELOPMENT REVIEW (SDR) 1999-00008 NEWHAM OFFICE BUILDING PROPOSAL: A request for Site Development Review approval to convert an existing single-family residence into a commercial office. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. ZONE: Mixed Use Employment; MUE. LOCATION: 7410 SW Beveland Road; WCTM 2S101AB, Tax Lot 02704. 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 TUESDAY - JUNE 29, 1999. All comments should be directed to Julia 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. SDR 1999-00008 NEWHAM OFFICE BUILDING 14-DAY PROPERTY OWNER NOTICE AFTER THE 14 DAY COMMENT PERIOD .,LOSES, THE DIRECTOR SHALL ISSUE A 1 ..-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." - CITY of TIOARD 1 . 1 AIII6._ _ • F VICINITY MAP - - DARTMOUTH T SDR 1999-00008 NEWHAM .1i ,i OFFICE • ine ivy ST BUILDING SUBJEC '. SITE rill� �� r II / / / II li / 1 ■ilk\ 1, c« N \�- J �' o too .00 �FM ill 1,473 bet Lip 41 II City of Tigard . ■■ ■_■ ----7;z:,:„7.7.---- o ,-�''7j\� Itotl als-.iii Coma*driskonsmt nrr w.0 p.aaua PIo1 NN:Jun IS.1999;C.Vnagic'IiAGIC03.APR SDR 1999-00008 NEWHAM OFFICE BUILDING 14-DAY PROPERTY OWNER NOTICE EXHIBIT g • 2S101AB-01000 2S101AB-01200 HAMPTON PARK LLC BAUER DANIEL E&BARBARA 4000 KRUSE WAY PL BLD 1 STE 275 7275 SW HERMOSO LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S101AB-01300 2S101AB-01400 LAURENS MICHAEL F MARTIN GORDON S& PO BOX 3770 12265 SW 72ND AVE SUNRIVER,OR 97707 TIGARD,OR 97223 2S101AB-01401 2S101AB-01402 PHILLIPS JASON E/CAROLYN L LYMAN RODNEY C MARGARET 7355 SW HERMOSO WAY 7395 SW HERMOSO WY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01403 25101AB-01404 MANLEY MARY VON RENCHLER MARVIN J& 7435 SW HERMOSO WAY 7475 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01500 2S101AB-01501 JOHNSON JERRY E SHARI A JOENS JOHN D MARJORIE A 7615 SW BEVELAND ST 7545 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01502 2S101AB-01600 ANDERSON ROY W ESTATE OF ERDLE WILLIAM J 7565 SW HERMOSO WAY 7405 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01601 2S101AB-01602 WHITNEY EUGENE P GIBSON KLAUS P&CORNELIA 7340 SW HERMOSA WY 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AB-01603 2S101AB-01604 HARLAN BRIAN&MAI STOBER LOUIE A&JESSIE L 7270 SW HERMOSO WAY 7305 SW BEVELAND RD TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01605 2S101AB-01606 ROVIG CAROLE A SLOAN DAVID MARTIN 7460 SW HERMOSO WAY 7355 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01607 2S101AB-01608 RAND STEPHEN C KOBERLEIN PATRICIA LYNN 7540 SW HERMOSO WAY 7455 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01609 2S 101 AB-01700 TAYLOR JEFFREY R ROTH ALAN D AND LINDA A 7505 SW BEVELAND RD 7420 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01800 2S 101 AB-01900 BOEHM GENE G BEATRICE G WHITETHORN LLC 7380 SW HERMOSA WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-02000 2S101AB-02700 BERMAN JOHN M& EAGLE HARDWARE 8. A1 DEN INC 7175 SW BEVELAND RD#210 981 POWELL A ,E-SW TIGARD, OR 97223 RENTON 98055 2S 101 AB-02701 2S 101 AB-02702 EAGLE HARDWARE&GARDEN INC EAGLE HARDWARE ARDEN INC 981 POWELL AVE SW 981 PONE SW RENTON,WA 98055 RENT A 98055 2S101AB-02703 2S101AB-02704 BLONDIE'S INVESTMENT LLC NEWHAM DAVID ALLEN&BARBARA AN 1500 OSTMAN RD 7410 SW BEVELAND RD WEST LINN,OR 97068 TIGARD,OR 97223 2S101AB-02705 2S101AB-02706 EAGLE HARDWARE&GARDEN INC EAGLE HARDWAR ARDEN INC 981 POWELL AVE SW 981 POW L-t-gVE SW ,RE-NT ON,WA 98055 Rp4TON,WA 98055 2S101AB-02707 2S101AC-00600 EAGLE HARDWARE GARDEN INC ROTH JACOB T JR&THERESA A 981 POWELL VE SW 12600 SW 72ND AVE RENTO , A 98055 TIGARD,OR 97223 2S101AC-01801 2S101AC-01900 SCHOOL DISTRICT NO.23 WASHINGTON COUNTY SCHOOL 12615 SW 72ND AVENUE 12615 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101BA-00300 2S101BD-00100 MARTIN GORDON RICHARD ST VINCENT MEDICAL FNDN TRUSTEE PO BOX 740 9205 SW BARNES RD GLENEDEN BEACH,OR 97388 PORTLAND,OR 97225 DAVID NEWHAM JOHN LOW 14060 SW HIGH TORR 27448 NW ST. HELENS, SUITE 432 TIGARD OR 97224 PORTLAND OR 97056 I � _� I CITY of TIGARD J J GECGRAPNIC INFORMATION SYSTEM DARTMOUTH ST • VICINITY MAP 151016600300 "1 ' `d I $¥ I .1.I d��J:111:I 731016601400 75101611014113 - 2S7016B01404 231016601300 , 10160 HERMOSO IO1ABBO7200 /11414:3'� 75101600,605 RMOSO V V AY Ill. 7510 168 0 15 0, 257016801607 I! 1310161101700 751016801500 1310161101601 251016801603 � 2¢1016801800 731016001602 n1010000100 `, to I 2 7-\- 7slD16eDlDOa FRANKLIN 751016001502 701018001609 1s10166018 1310161107608 016001604 ./ 016001 257016801900 l y BEVELAND,. 2 5/ 1) O I 131016801700 \ ST 2slDU007000 1) 0 3 731016002101 23101660270�k, I I '/� 731016802702 . 4"w 251016002706 _ fl - __J +��\\v - wn05 231018802707 BEVELAND ST _ , .O tqc 25 / • 1 \\ Ell PP' 001016000600 231016601900 Z I N GONZAGA ST • � N t I 0 100 200 300 400 500 Feet 1'=337 feet SW IIIIIHAtty TON A -4140‘11.11 J City of Tigard + Information on This map is for general location only and should be verified with the Development Services Division. I 13125 SW Hall Blvd Bs Tigard,OR 97223 7 (503)639-4171 http:77www.ci.tigard.or.us Community Development Plot date:Jun 8, 1999;C:lmagicUNAGIC03.APR = M E T R O S A N P R O P E R T Y A E P O R T = Washington (OR) * Jate :03/02/99 Prepared By : * Time :8:54:04 Prepared For: * Report Type :SUBRPT.TCF Company * Sort Type :PARCEL Address * Parcels Printed :35 City/ST/Zip : ********************************************************************************************** ******************************* * Search Parameters * ******************************* Reference Parcel Number. . .35 2S101AB 01400 2S101AB 01402 2S101AB 01403 2S101AB 01404 2S101AB 01500 2S101AB 01501 2S101AB 01502 2S101AB 01600 2S101AB 01605 25101AB 01607 2S101AB 01606 2S101AB 01608 2S101AB 01609 2S101AB 01700 2S101AB 01800 2S101AB 02701 2S101AB 02702 2S101AB 02703 2S101AB 02704 2S101AB 02705 2S101AB 02706 2S101BD 00100 2S101BD 00101 2S101BD 00104 2S101BD 00103 2S101BD 00200 25101BA 00300 2S101AC 01800 2S101AC 01801 2S101AC 01900 # 1 * . MetroScan / Washington n--{OR3 * Parcel :M0947603 RefPar# :2S101BA 00300 Owner :Martin Gordon S Xfered . Site : 12265 SW 72Nd Ave Tigard 97223 Price . lil :12265 SW 72Nd Ave Tigard Or 97223 Land . .,se : 1092 Res,Mobile Homes Imp :$494 Census :Tract:307.00 Block:1 98-99 Taxes :$8.89 Telephone: Thomas Bros:655 G4 Subdiv . Legal :MOBILE HOME SERIAL # 2101, X # Bedrm:2 Bth:1.00 YB: 1960 Lot Sqft: B1dgSF:470 Ac: # 2 * MetroScan / Washington-{ORI * Parcel :R0457133 RefPar# :25101AB 01400 Owner :Martin Gordon S Xfered :12/19/94 Site :7515 SW Hermoso Way Tigard 97223 Price . Mail : 12265 SW 72Nd Ave Tigard Or 97223 Land :$74, 960 Use :1012 Res,Improved Imp :$88, 950 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 934.30 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 8 Bedrm:4 Bth:2.00 YB: 1971 Lot Sqft: B1dgSF:2, 036 Ac: # 3 * MetroScan / Washington- 0R3 * Parcel :R0457151 RefPar# :25101AB 01402 Owner :Lyman Rodney C Margaret Xfered . Site :7395 SW Hermoso Way Tigard 97223 Price . Mail :7395 SW Hermoso Way Tigard Or 97223 Land :$69,410 Use :1012 Res,Improved Imp :$109, 860 Census :Tract:307.00 Block:1 98-99 Taxes :$2, 035.18 Telephone:503-639-0194 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 5 .drm:3 Bth:2.00 YB:1959 Lot Sqft: B1dgSF:2,446 Ac: ,, 4 * MetroScan / Washington- 0R3 * Parcel :R0457160 RefPar# :25101AB 01403 Owner :Manley Mary Xfered :06/25/98 Site :7435 SW Hermoso Way Tigard 97223 Price . Mail :7435 SW Hermoso Way Tigard Or 97223 Land :$69, 410 Use : 1012 Res,Improved Imp :$96,480 Census :Tract:307.00 Block:1 98-99 Taxes :$1,903.09 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 6 Bedrm:3 Bth:3.00 YB:1965 Lot Sqft: BldgSF:2, 196 Ac: # 5 * MetroScan / Washington-{OR) * Parcel :R0457179 RefPar# :2S101AB 01404 Owner :Von Renchler Marvin J Xfered :12/23/93 Site :7475 SW Hermoso Way Tigard 97223 Price :$122,000 Mail :7475 SW Hermoso Way Tigard Or 97223 Land :$69,410 Use :1012 Res,Improved Imp :$96,440 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 941.58 Telephone:503-968-2528 Thomas Bros: 655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 7 Bedrm:4 Bth:3.00 YB:1965 Lot Sqft: B1dgSF:1, 972 Ac: # 6 * MetroScan / Washington—OR 3 * Parcel :R0457188 RefPar# :2S101AB 01500 Owner :Johnson Jerry E Shari A Xfered . Site :7615 SW Beveland Rd Tigard 97223 Price . Mail :7615 SW Beveland Rd Tigard Or 97223 Land :$76,350 >e :1012 Res,Improved Imp :$61,380 ,.ensus :Tract:307.00 Block:1 98-99 Taxes :$1, 516.59 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 23 Bedrm:3 Bth:2.00 YB: 1962 Lot Sqft: BldgSF:1,273 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 7 * MetroScan / Washington--(ORS * ' Parcel :R0457197 RefPar# :2S101AB 01501 Owner :Joens John D Marjorie A Xfered . Site :7545 SW Hermoso Way Tigard 97223 Price . iil :7545 SW Hermoso Way Tigard Or 97223 Land :$69,410 ,se :1012 Res,Improved Imp :$101,410 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 929.71 Telephone:503-639-4775 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 21 Bedrm:4 Bth:3.00 YB:1959 Lot Sqft: B1dgSF:2,491 Ac: # 8 * MetroScan / Washington-{OR). * Parcel :R0457204 RefPar# :2S101AB 01502 Owner :Anderson Roy W Estate Of Xfered . Site :7565 SW Hermoso Way Tigard 97223 Price . Mail :7565 SW Hermoso Way Tigard Or 97223 Land :$69,410 Use :1012 Res,Improved Imp :$87, 850 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 662.33 Telephone:503-639-9328 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 22 Bedrm:4 Bth:2.00 YB:1959 Lot Sqft: B1dgSF: 1,891 Ac: # 9 * MetroScan / Washington -(014 * Parcel :R0457213 RefPar# :2S101AB 01600 Owner :Erdle William J Xfered :03/08/90 Site :7405 SW Beveland Rd Tigard 97223 Price :$100,000 Mail :7405 SW Beveland Rd Tigard Or 97223 Land :$69,410 Use : 1012 Res,Improved Imp :$101,000 Census :Tract:307.00 Block:1 98-99 Taxes :$1,977. 82 Telephone:503-620-8728 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 18 .drm:4 Bth:2. 00 YB:1962 Lot Sqft: B1dgSF:2,001 Ac: ., 10 * MetroScan / Washington {OR). * Parcel :R0457268 RefPar# :2S101AB 01605 Owner :Rovig Carole A Xfered :04/17/97 Site :7460 SW Hermoso Way Tigard 97223 Price . Mail :7460 SW Hermoso Way Tigard Or 97223 Land :$74, 960 Use : 1012 Res,Improved Imp :$84, 960 Census :Tract:307.00 Block:1 98-99 Taxes :$1,813.16 Telephone:503-620-5746 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 10 Bedrm:4 Bth:2.00 YB:1961 Lot Sqft: BldgSF: 1, 968 Ac: # 11 * MetroScan / Washington--(0R). * Parcel :R0457277 RefPar# :2S101AB 01606 Owner :Sloan David Martin Xfered :01/11/93 Site :7355 SW Beveland Rd Tigard 97223 Price . Mail :7355 SW Beveland Rd Tigard Or 97223 Land :$69,410 Use : 1012 Res,Improved Imp :$85,460 Census :Tract:307.00 Block: 1 98-99 Taxes :$1,719.25 Telephone:503-639-3830 Thomas Bros: 655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 17 Bedrm:3 Bth:2.00 YB:1961 Lot Sqft: BldgSF:1, 620 Ac: # 12 * MetroScan / Washington--(OR S * Parcel :R0457286 RefPar# :2S101AB 01607 Owner :Rand Stephen C Xfered :05/07/93 Site :7450 SW Hermoso Way Tigard 97223 Price . Mail :7540 SW Hermoso Way Tigard Or 97223 Land :$74, 960 >e :1012 Res,Improved Imp :$80,590 _ensus :Tract:307.00 Block:1 98-99 Taxes :$1,779.39 Telephone:503-639-7426 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 9 Bedrm:4 Bth:2.00 YB: 1961 Lot Sqft: BldgSF:2, 016 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 13 * MetroScan / Washington-{0323 • Parcel :R0457295 RefPar# :2S101AB 01608 Owner :Koberlein Patricia Lynn Xfered :10/09/95 Sile :7455 SW Beveland Rd Tigard 97223 Price . iil :7455 SW Beveland Rd Tigard Or 97223 Land :$69,410 .,se : 1012 Res,Improved Imp :$99,450 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 960.30 Telephone:503-620-8137 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 19 Bedrm:4 Bth:3.00 YB:1962 Lot Sqft: B1dgSF:1, 959 Ac: # 14 * MetroScan / Washington.- 00R0 * Parcel :R0457302 RefPar# :2S101AB 01609 Owner :Taylor Jeffrey R Xfered :02/23/93 Site :7505 SW Beveland Rd Tigard 97223 Price :$115, 000 Mail :7505 SW Beveland Rd Tigard Or 97223 Land :$74, 960 Use :1012 Res,Improved Imp :$103,590 Census :Tract:307.00 Block:1 98-99 Taxes :$2, 085. 11 Telephone:503-684-9493 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 20 Bedrm:4 Bth:3.00 YB: 1962 Lot Sqft: B1dgSF: 1,892 Ac: # 15 * MetroScan / Washington- 0OR3 * Parcel :R0457311 RefPar# :2S101AB 01700 Owner :Roth Alan D & Linda A Xfered . Site :7420 SW Hermoso Way Tigard 97223 Price :$64, 000 Mail :7420 SW Hermoso Way Tigard Or 97223 Land :$69,410 Use : 1012 Res,Improved Imp :$72,730 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 544. 86 Telephone:503-639-5827 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 11 °drm:3 Bth:2.00 YB: 1957 Lot Sqft: B1dgSF: 1,528 Ac: ,, 16 * MetroScan / Washington -00R1 * Parcel :R0457320 RefPar# :2S101AB 01800 Owner :Boehm Gene G Beatrice G Xfered . Site :7380 SW Hermoso Way Tigard 97223 Price . Mail :7380 SW Hermoso Way Tigard Or 97223 Land :$69,410 Use : 1012 Res,Improved Imp :$81, 860 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 663.26 Telephone:503-639-9002 Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 12 Bedrm:3 Bth:2.00 YB: 1956 Lot Sqft: BldgSF: 1,512 Ac: # 17 * MetroScan / Washington-{ORV * Parcel :R0457437 RefPar# :25101AB 02701 Owner :Eagle Hardward/Garden Inc Xfered :12/10/98 Site :7560 SW Beveland Rd Tigard 97223 Price :$215,000 Mail : 981 Powell Ave SW Renton Wa 98055 Land :$69,410 Use : 1012 Res,Improved Imp :$88,450 Census :Tract:307.00 Block:1 98-99 Taxes :$1,771. 92 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 25 Bedrm:3 Bth:2.00 YB: 1962 Lot Sqft: B1dgSF:l,584 Ac: # 18 * MetroScan / Washington-001V * Parcel :R0457446 RefPar# :2S101AB 02702 Owner :Eagle Hardward/Garden Inc Xfered :12/10/98 Site :7510 SW Beveland Rd Tigard 97223 Price :$235, 000 Mail :981 Powell Ave SW Renton Wa 98055 Land :$69,410 5e :1012 Res,Improved Imp :$60, 650 -ensus :Tract:307.00 Block: 1 98-99 Taxes :$1,425.42 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal. :HERMOSO PARK, LOT 26 Bedrm:3 Bth:1.00 YB:1960 Lot Sqft: B1dgSF:1,488 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 19 * MetroScan / Washington-{ORS * ' Parcel :R0457455 RefPar# :2S101AB 02703 Owner :Blondie's Investment Llc Xfered :06/30/98 Site :7460 SW Beveland Rd Tigard 97223 Price :$230, 000 iil :1500 Ostman Rd West Linn Or 97068 Land :$69,410 .,se :1012 Res,Improved Imp :$77,360 Census :Tract:307.00 Block:1 98-99 Taxes :$1, 629.18 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 27 Bedrm:3 Bth:1.00 YB: 1960 Lot Sqft: B1dgSF:1,248 Ac: # 20 * MetroScan / Washington -(OW * Parcel :R0457464 RefPar# :2S101AB 02704 Owner :Newham David Allen/Barbara Ann Xfered : 12/30/98 Site :7410 SW Beveland Rd Tigard 97223 Price :$249, 900 Mail :7410 SW Beveland Rd Tigard Or 97223 Land :$69,410 Use :1012 Res,Improved Imp :$95,580 Census :Tract:307. 00 Block:1 98-99 Taxes :$1, 696.74 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 28 Bedrm:3 Bth:2.00 YB:1960 Lot Sqft: B1dgSF: 1,552 Ac: # 21 * MetroScan / Washington {OW * Parcel :R0457473 RefPar# :2S101AB 02705 Owner :Eagle Hardward/Garden Inc Xfered :12/10/98 Site :7360 SW Beveland Rd Tigard 97223 Price :$220,000 Mail : 981 Powell Ave SW Renton Wa 98055 Land :$69, 410 Use :1012 Res,Improved Imp :$82, 910 Census :Tract:307.00 Block:1 98-99 Taxes :$1,661.44 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 29 °_drm:4 Bth:2.00 YB:1961 Lot Sqft: B1dgSF:1,764 Ac: ,r 22 * MetroScan / Washington--(ORS * Parcel :R0457482 RefPar# :2S101AB 02706 Owner :Eagle Hardward/Garden Inc Xfered :12/10/98 Site :7310 SW Beveland Rd Tigard 97223 Price :$200, 000 Mail : 981 Powell Ave SW Renton Wa 98055 Land :$69,410 Use : 1012 Res,Improved Imp :$96, 950 Census :Tract:307.00 Block:1 98-99 Taxes :$1,899. 90 Telephone: Thomas Bros:655 G4 Subdiv :Hermosa Park Legal :HERMOSO PARK, LOT 30 Bedrm:3 Bth:2.00 YB:1960 Lot Sqft: B1dgSF:1, 832 Ac: # 23 * MetroScan / Washington n--(ORf * Parcel :R0457669 RefPar# :2S101AC 01800 Owner :Mostul Terry A & Debbi C Xfered : 03/26/97 Site :7585 SW Hunziker Rd Tigard 97223 Price . Mail :7585 SW Hunziker Rd Tigard Or 97223 Land :$352, 660 Use :2312 Misc,Non-Mfg,Improvement,Ind Zone Imp :$622, 180 Census :Tract:307.00 Block:1 98-99 Taxes :$10, 611.86 Telephone: Thomas Bros:655 G4 Subdiv . Legal :ACRES 1.84, SEE Al ACCOUNT(S) Bedrm: Bth: YB: Lot Sqft:80, 150 BldgSF: Ac: 1.84 # 24 * MetroScan / Washington--(ORS * Parcel :R0457678 RefPar# :2S101AC 01801 Owner :School District No 23 Xfered . Site :12615 SW 72Nd Ave Tigard 97223 Price . Mail :12615 SW 72Nd Ave Tigard Or 97223 Land :$689, 810 >e :9202 Ins,Public School District Imp . • ..ensus :Tract:307.00 Block:1 98-99 Taxes . Telephone:503-684-2191 Thomas Bros:655 G4 Subdiv . Legal :ACRES 3.49, NON-ASSESSABLE Bedrm: Bth: YB: Lot Sqft:152,024 BldgSF: Ac:3.49 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 25 * . MetroScan / Washington--(010 * ' Parcel :R0457687 RefPar# :2S101AC 01900 Owner :Washington County School Xfered . Site :12615 SW 72Nd Ave Tigard 97223 Price . ail :12615 SW 72Nd Ave Tigard Or 97223 Land :$1, 672, 150 .jse :9202 Ins,Public School District Imp . Census :Tract:307.00 Block:1 98-99 Taxes . Telephone: Thomas Bros:655 G4 Subdiv . Legal :ACRES 8.46, NON-ASSESSABLE Bedrm: Bth: YB: Lot Sqft:368, 517 B1dgSF: Ac: 8.46 # 26 * MetroScan / Washington-{ORS * Parcel :R0458098 RefPar# :2S101BA 00300 Owner :Martin Gordon Richard Xfered :12/30/97 Site :12105 SW 72Nd Ave Tigard 97223 Price . Mail :PO Box 740 Gleneden Beach Or 97388 Land :$100,620 Use :2412 Com,Improved,Farm Use Imp :$6, 810 Census :Tract:307.00 Block:1 98-99 Taxes :$1,206. 13 Telephone: Thomas Bros: 655 G3 Subdiv . Legal :ACRES 14.58, MH X# M00099315, Bedrm:4 Bth:2.00 YB: 1937 Lot Sqft:43,560 B1dgSF:3,576 Ac:14.58 # 27 * MetroScan / Washington-{OR). * Parcel :R0458640 RefPar# :25101BD 00100 Owner :St Vincent Medical Fndn Trustee Et Al Xfered :08/15/97 Site :7650 SW Beveland Rd Tigard 97223 Price . Mail :9205 SW Barnes Rd Portland Or 97225 Land :$336,370 Use :2002 Vacant,Commercial Imp . Census :Tract:307.00 Block:1 98-99 Taxes :$2,576.59 Telephone:503-291-2227 Thomas Bros:655 G4 Subdiv . Legal :ACRES 3.12, SEE Al ACCOUNT(S) ?Arm: Bth: YB: Lot Sqft:135, 907 BldgSF: Ac:3. 12 n 28 * MetroScan / Washington-{OR) * Parcel :R0458659 RefPar# :25101BD 00101 Owner :Br/G Co Llc Xfered :10/22/98 Site :12805 SW 77Th P1 Tigard 97223 Price . Mail :12805 SW 77Th P1 Tigard Or 97223 Land :$259, 620 Use :3002 Vacant,Industrial Imp . Census :Tract:307.00 Block:1 98-99 Taxes :$2,291.91 Telephone: Thomas Bros:655 G4 Subdiv . Legal :ACRES 1.49 Bedrm: Bth: YB: Lot Sqft:64,904 B1dgSF: Ac:1.49 # 29 * MetroScan / Washington-{ORS * Parcel :R0458686 RefPar# :2S101BD 00200 Owner :Klokke Corporation Xfered . Site :8001 SW Hunziker Rd Tigard 97223 Price . Mail :4800 SW Macadam Ave #120 Portland Or 97201 Land :$1,098,740 Use :2312 Misc,Non-Mfg,Improvement,Ind Zone Imp :$2,350,290 Census :Tract:307.00 Block:1 98-99 Taxes :$37,289.47 Telephone: Thomas Bros: 655 F4 Subdiv . Legal :ACRES 6.26 Bedrm: Bth: YB: Lot Sqft:272, 685 B1dgSF: Ac:6.26 # 30 * MetroScan / Washington--(OR). * Parcel :R0971489 RefPar# :2S101BD 00103 Owner :H G M Co Xfered . Site :7805 SW Hunziker Rd Tigard 97223 Price . Mail :121 SW Morrison St #200 Portland Or 97204 Land :$764, 910 ;e :2312 Misc,Non-Mfg,Improvement,Ind Zone Imp :$2, 036,560 ensus :Tract:307.00 Block:1 98-99 Taxes :$30, 659.44 Telephone: Thomas Bros:655 G4 Subdiv . Legal :ACRES 4.39, SEE Al ACCOUNT(S) Bedrm: Bth: YB: Lot Sqft:191,228 B1dgSF: Ac:4.39 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 31 * . MetroScan / Washington-{ORS * ' Parcel :R1385183 RefPar# :2S101BD 00104 Owner :East Side Van & Storage Xfered . Site :*No Site Address* Price :$45,000 iil :4836 SE Powell Blvd Portland Or 97206 Land :$10,600 .,se :3002 Vacant,Industrial Imp . Census :Tract: Block: 98-99 Taxes :$146.51 Telephone:503-777-4181 Thomas Bros: Subdiv . Legal :ACRES 1.06, SEE Al ACCOUNT(S) Bedrm: Bth: YB: Lot Sqft:46, 173 BldgSF: Ac:1.06 # 32 * MetroScan / Washington-{OR)- * Parcel :R2032390 RefPar# :2S101BD 00103 Owner :Ackerly Communications Of The Xfered . Site :*No Site Address* Price . Mail :3601 6Th Ave S Seattle Wa 98134 Land . Use :2012 Com,Improved Imp :$15, 670 Census :Tract: Block: 98-99 Taxes :$216.48 Telephone:206-682-3833 Thomas Bros: Subdiv . Legal :IMPROVEMENT ONLY, BILLBOARD PERMIT Bedrm: Bth: YB: Lot Sqft: BldgSF: Ac: # 33 * MetroScan / Washington--(OR f * Parcel :R2032391 RefPar# :2S101BD 00104 Owner :Ackerly Communications Of The Xfered . Site :*No Site Address* Price . Mail :3601 6Th Ave S Seattle Wa 98134 Land .• Use :2012 Com,Improved Imp :$15, 670 Census :Tract: Block: 98-99 Taxes :$216.48 Telephone:206-682-3833 Thomas Bros: Subdiv . Legal :IMPROVEMENT ONLY, BILLBOARD PERMIT .drm: Bth: YB: Lot Sqft: BldgSF: Ac: ,, 34 * MetroScan / Washington--(OR 3 * Parcel :R2032392 RefPar# :2S101BD 00100 Owner :Ackerly Communications Of The Xfered . Site :*No Site Address* Price . Mail :3601 6Th Ave S Seattle Wa 98134 Land .• Use :2012 Com,Improved Imp :$3,810 Census :Tract: Block: 98-99 Taxes :$53.61 Telephone:206-682-3833 Thomas Bros: Subdiv . Legal :IMPROVEMENT ONLY, BILLBOARD PERMIT Bedrm: Bth: YB: Lot Sqft: B1dgSF: Ac: # 35 * MetroScan / Washington-{010 * Parcel :R2032400 RefPar# :25101AC 01800 Owner :Obie Media Corp Xfered . Site :*No Site Address* Price . Mail :4211 W 11Th Ave Eugene Or 97402 Land .• Use :2012 Com,Improved Imp :$32,600 Census :Tract: Block: 98-99 Taxes :$458.91 Telephone:541-686-8400 Thomas Bros: Subdiv . Legal :IMPROVEMENT ONLY, BILLBOARD PERMIT Bedrm: Bth: YB: Lot Sqft: BldgSF: Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. DavidA. and Barbara A. Newham #20 Terry and Debbi Mostul #23 7410 SW Beveland Road 7585 SW Hunziger Road Tigard, Oregon 97223 Tigard, Oregon 97223 school District #23 #24 Washington Co. Schools District #23 #25 12615 SW 72"d Avenue 12615 SW 72nd Avenue Tigard, Oregon 97223 Tigard, Oregon 97223 Gordon Richard Martin #26 St. Vincent's Medical Foundation and Ethel P. O. Box 740 9205 Sw Barnes Road Gleneden Beach, Oregon 97388 Portland, Oregon 97225 #27 BR & G Co, LLC #28 Klokke Corporation #29 12805 SW 77th Place 4800 SW macadam Avenue #120 Tigard, Oregon 97223 Portland, Oregon 97201 H G M Company #30 East Side Van & Storage #31 121 SW Morrison St, #200 4836 SE Powell Blvd Portland, Oregon 97204 Portland, Oregon 97206 Ackerly Communications of the Northwest, Inc OBIE Media Corporation #35 3601 6th Avenue South 4211 West l 1t" Avenue Seattle, Washington 98134 #32 ,33, 34 Eugene, Oregon 97402 Gordon S. Martin # 1+2 12265 SW 72"d Avenue Tigard, Oregon 97223 Gordon S. Martin # 1+2 Rodney & Margaret Lyman #3 12265 SW 72nd Avenue 7395 SW Hermoso Way Tigard, Oregon 97223 Tigard, Oregon 97223 Mary Manley #4 Marvin VonRenchler and E. Mary #5 7435 SW Hermoso Way 7475 SW Hermoso Way Tigard, Oregon 97223 Tigard, Oregon 97223 Jerry & Shari Johnson #6 7615 SW Beveland Road Tigard, Oregon 97223 John & Marjorie Joens #7 Anderson Roy W, Estate of #8 7545 SW Hermoso Way 7565 SW Hermoso Way Tigard, Oregon 97223 Tigard, Oregon 97223 William J. Erdle #9 Carole Rovig #10 7405 SW Beveland road 7460 SW Hermoso Way Tigard, Oregon 97223 Tigard, Oregon 97223 David Martin and Karen Marie Sloan #11 Stephen Rand #12 7355 SW Beveland Rd 7540 SW Hermoso Way Tigard, Oregon 97223 Tigard, Oregon 97223 Patricia Lynn Koberlein #13 Jeff Taylor #14 7455 SW Beveland road 7505 SW Beveland Road Tigard, Oregon 97223 Tigard, Oregon 97223 Alan & Linda Roth #15 Gene & Beatrice Boehm #16 7420 SW Hermoso Way 7390 SW Hermoso Way Tigard, Oregon 97223 Tigard, Oregon 97223 Eagle Hardware #17, 18, 21,22 Blondie's Investments, LLC #19 982 Powell Avenue SW 1500 Ostman Road Renton, Washington 98055 West Linn, Oregon 97068 2S101AB-01000 2S101AB-01200 HAMPTON PARK LLC BAUER DANIEL E&BARBARA 4000 KRUSE WAY PL BLD 1 STE 275 7275 SW HERMOSO LAKE OSWEGO, OR 97035 TIGARD,OR 97223 2S101AB-01300 2S101AB-01400 LAURENS MICHAEL F MARTIN GORDON S& PO BOX 3770 12265 SW 72ND AVE SUNRIVER,OR 97707 TIGARD,OR 97223 2S101AB-01401 2S101AB-01402 PHILLIPS JASON E/CAROLYN L LYMAN RODNEY C MARGARET 7355 SW HERMOSO WAY 7395 SW HERMOSO WY TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01403 2S101AB-01404 MANLEY MARY VON RENCHLER MARVIN J& 7435 SW HERMOSO WAY 7475 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01500 2S101AB-01501 JOHNSON JERRY E SHARI A JOENS JOHN D MARJORIE A 7615 SW BEVELAND ST 7545 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01502 2S101AB-01600 ANDERSON ROY W ESTATE OF ERDLE WILLIAM J 7565 SW HERMOSO WAY 7405 SW BEVELAND RD TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01601 2S101AB-01602 WHITNEY EUGENE P GIBSON KLAUS P&CORNELIA 7340 SW HERMOSA WY 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AB-01603 2S101AB-01604 HARLAN BRIAN&MAI STOBER LOUIE A&JESSIE L 7270 SW HERMOSO WAY 7305 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01605 2S101AB-01606 ROVIG CAROLE A SLOAN DAVID MARTIN 7460 SW HERMOSO WAY 7355 SW BEVELAND RD TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01607 2S101AB-01608 RAND STEPHEN C KOBERLEIN PATRICIA LYNN 7540 SW HERMOSO WAY 7455 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S 101 AB-01609 2S 101 AB-01700 TAYLOR JEFFREY R ROTH ALAN D AND LINDA A 7505 SW BEVELAND RD 7420 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01800 2S101AB-01900 BOEHM GENE G BEATRICE G WHITETHORN LLC 7380 SW HERMOSA WAY 12465 SW 72ND AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-02000 2S101AB-02700 ----- BERMAN JOHN M& EAGLE HARDWARE&GARDEN INC 7175 SW BEVELAND RD#210 981 POWELL AyE'SrW TIGARD,OR 97223 RENTON,.WA 98055 28101AB-02701 2S101AB-02702 EAGLE HARDWARE&GARDEN INC EAGLE HARDWARERDEN INC 981 POWELL AVE SW 981 POWELL AVE SW RENTON,WA 98055 RENTON,WA 98055 2S101AB-02703 2S101AB-02704 BLONDIE'S INVESTMENT LLC NEWHAM DAVID ALLEN&BARBARA AN 1500 OSTMAN RD 7410 SW BEVELAND RD WEST LINN,OR 97068 TIGARD,OR 97223 2S101AB-02705 2S101AB-02706 EAGLE HARDWARE&GARDEN INC EAGLE HARDWARE& ARDEN INC 981 POWELL AVE SW 981 POW VE SW RENTON,WA 98055 R ON,WA 98055 2S101AB-02707 2S101AC-00600 RD EAGLE HARDWARE EN INC ROTH JACOB T JR&THERESA A 981 POWELL AVE SW 12600 SW 72ND AVE RENTON,WA 98055 TIGARD,OR 97223 2S101AC-01801 2S101AC-01900 SCHOOL DISTRICT NO. 23 WASHINGTON COUNTY SCHOOL 12615 SW 72ND AVENUE 12615 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101BA-00300 2S101BD-00100 MARTIN GORDON RICHARD ST VINCENT MEDICAL FNDN TRUSTEE PO BOX 740 9205 SW BARNES RD GLENEDEN BEACH,OR 97388 PORTLAND,OR 97225 DAVID NEWHAM JOHN LOW 14060 SW HIGH TORR 27448 NW ST. HELENS, SUITE 432 TIGARD OR 97224 PORTLAND OR 97056 APPLICANT MATERIALS SITE DEVELOPMENT REVIEW 411,, '` 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: f Rk I DATE OF PRE-APP.: I - 2f3 --(11 Property Address/Location(s): 7"1 co I FOR STAFF USE ONLY Tax Map&Tax Lot#(s?: 25 © � A ,, Case No.(s): j�e 'CICl - 0 000 Zs 270 Other Case No.(s): ■ W19 Site Size: c-V -€- Receipt No.: '9 9 — S -�n - �_ 1� j __ Application Accepted By: q' Property Owner/Deed Holders)*: G;01-,yStp fY� Date: /0``. Address: I LtOC c }KGfr,--'rt tone: S4O (6s j City: Zip; 4 7 -7 24. Date Determined To Be Complete: Applicant*: TAJtn /5E114 }tt. Comp Plan/Zone Designation: Address: l otlq 6 p Sk.t5 4RS(4- 44‘._ Phone: S a (b , °ty: C's- Zip: 9 7-274 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:lcurpinlmasters\sdra.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 LJ Application Form Owner's Signature/Written Authorization The owners of record of the subject property request Site Title Transfer Instrument or Deed Development Review approval to allow(please be specific): Er Site/Plot Plan C R� �� ` (#of copies based on pre-app check list) Sao �o Er-- Site/Plot Plan (reduced 8'/2"x 11") C o v-k�A .`0. b- �� , © Applicant's Statement (#of copies based on pre-app check list) CVConstruction Cost Estimate ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) Cl ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes Er-Filing Fee (Under$100,000) $ 800.00 ($100,000-$999,999)....$1,600.00 • ($1 Million&Over) $1,780.00 (+$5/$10,000) I 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 th' any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of �C3-k , 19 . ` . p \ �,•. _ , Owner's Signature Owner's Signature SC <c-e-h •ldzsi,t/A2d , . Owner's Signature Owner's Signature 2 CITY OF TIGARD Community TDevetopment ShapingA(Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 10/6/99 FILE NO(S).: SITE DEVELOPMENT REVIEW[SDRI 1999-00008 FILE TITLE: NEWHAM OFFICE BUILDING APPLICANT/ David Newham ENGINEER: John Low OWNER: 14060 SW High Torr 27448 NW St. Helens, Suite 432 Tigard, OR 97224 Portland, OR 97056 PHONE/FAX: (503) 590-1656 (503) 543-3123 REQUEST: A request for Site Development Review approval to convert an existing single-family residence into a commercial office. LOCATION: 7410 SW Beveland Road; WCTM 2S101AB, Tax Lot 02704. ZONE: Mixed Use Employment; MUE. APPLICABLE Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, REVIEW 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. CRITERIA: CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: COMMENTS SENT: JUNE15,1999 DUE: JUNE29,1999 © STAFF DECISION DATE OF DECISION: July 22,1999 Cl HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 ❑ 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 © VICINITY MAP © NARRATIVE TRAFFIC IMPACT STUDY ARCHITECTUAL PLAN 13 SITE PLAN p LANDSCAPE PLAN GEO-TECH REPORT STAFF CONTACT: Julia Hajduk, Associate Planner (503) 639-4171 Ext. 407 SDR 1999-00008 NEWHAM OFFICE BUILDING LAND USE PROPOSAL May 25, 1999 AIL CITY OF TIGARD David Newham OREGON 14060 SW High Torr Tigard, OR 97224 RE: Incompleteness letter for Newham Office Building — SDR 1999-0000; Dear Mr. Newham: Staff has reviewed the packet material submitted for the Newham Office Building application. Upon preliminary review of the materials, staff found that the following items were needed in order to deem the application complete: • Submit 2 sets of pre-addressed stamped envelopes. The envelopes must contain the names of property owners within 500 feet of the proposed development. In addition, we will need a list (In label format) of the property (J owners within this area. The City will prepare this list for you at a cost of $11. If you do not wish to have the City prepare this list you must submit a list certifying that the property owner list provided represents the property owners within 500 feet of the site and that the list was obtained from the most recent property tax assessment roll from Washington County. This list must provide the names in 1" x 4" label format in the event that the City must send out additional notice; and • Address the Tigard Triangle Design Standards (TTDS). This application is required to comply with the TTDS. In some instances is can not because it is an existing building, however, your narrative must address each of the standards and state how you are complying or why a particular standard does not apply because it is an existing building. • Provide calculations showing the percent of landscaping and the Floor Area Ratio Calculations. • Clarify the landscaping plans. The site plan shows one landscaping concept and the landscape plan shows a different plan. In addition, there are trees shown as existing on one plan and not shown on the other, however it is indicated that no trees will be removed. Please provide revised plans that show consistent landscaping plans. If trees are to be removed, please provide a tree removal and mitigation plan. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Page 1 of 2 In addition, staff noticed that you are proposing to add 240 square feet to the rear of the building. The Tigard Triangle Design Standards require buildings to be 0-10 feet from the street. The existing building is not required to be moved up to meet this standard, however, additions may not be permitted that increase the non-conformity. This does not need to be corrected before staff deems the application complete, however, you may want to consider how to deal with this because the decision will not permit this addition. If you chose to add on somewhere else, you would need to revise the plans prior to completeness or ask for a modification after the decision for the conversion has been made. Once the required items are submitted, staff will deem the application complete and begin the review process. The estimated time for a decision is 6-8 weeks from the date the application is deemed complete. If you have any questions regarding this information, please feel free to contact me at (503) 639-4171 x407. Sincerely, /2"'114*4- Julia Powell Hajduk Associate Planner is\curpin\julia\sdr\newham office accl.doc c: SDR 1999-00008 Land use file John Low, 27448 NW St. Helens Road, Suite 432, Portland, OR 97056 5/25/99 David Newham Letter Page 2 of 2 Re: SDR 1999-00008 Incomplete Application Submittal CITY OF TIGARD OREGON June 10, 1999 David Newham 14060 SW High Torr Tigard, OR 97224 RE: Newham Office Building - SDR 1999-00008 Dear Mr. Newham: Staff has received the additional information required in our May 25, 1999 incompleteness letter. This letter is to inform you that the application has been deemed complete as of June 9, 1999. The estimated time for issuing a decision is 6-8 weeks from the date the application is deemed complete. If you have any questions regarding this information, please feel free to contact me at (503) 639-4171 x 407. Sincerely, �ulia Powell Hajduk Associate Planner I:\curpin\julia\sdr\Newham Office acc2.doc c: SDR 1999-00008 Land use file John Low, 27448 NW St. Helens Road, Suite 432, Portland, OR 97056 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 JOHN R. LC. d 4 1 ► CO' URARMK1077ad CONSULTING RECEIVED ENGINEERS, INC. JUN /f 27448 NW St Helens Rd,Ste 432,Portland,OR 97056 JUN ° C 1999 DATE �9 /^A JOB NO. ^ _ �! Fax: (503]543-3977 Phone: (503)543-3123 ENTION / J(/JJl L Y1 COMMUNITY Ut,L_oPMENT 0 4 Id il& I Dv TO C 1 b --c-, G tv(LrD RE: •D c_ 1'599- D O d 0 2 132 tiv 141k-LL 'B LV2 T t C A--e_ oc X7273 WE ARE SENDING YOU ❑ Attached ❑ Under separate cover via the following items: > ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order L 6P tN Vet-Q.$Q.$(2 trl COPIES DATE NO. DESCRIPTION 1 • L E.-GGVL SI iv-io FNvEuor THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval O For your use ❑ Approved as noted ❑ Submit copies for distribution MIAs requested ❑ Returned for corrections ❑ Return corrected prints > ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: If enclosures are not as noted,kindly notify us at once. ,--- PROJECT mcmonnum PAGE ( OF JOHN R . LOW PHONE [ I JOB No: I SZ 2--° CONSULTING ENGINEERS, INC. 27448 NW 9t HELENS RO. STE 432 CONFERENCE I I DATE: b PORTLAND. OREGON 97056 - I PF.. (603 6433'123 FAx� W 543-3977 INSPECTION [ I WITH: PROJECT: c"-to �. ) 1�1 DOV 06 0 I. . . 1 • i , , , , , , • ■ • - kal CI VIO. ... r 0.. ;! .liou4igir k .... ....e dirt . .- . . .9,...'e.v. Lt-w4 )cs SC.+�r�' or. ;... It. .A. fi.. ... ... ,: : : : ::.. .. : : .:.. : :: ..s Co , �;:; ::; ; c .. I. wow t:::oyi.t0 •w/ ilMor siitikry(c!c 1 .:: :: : . '. .. : ::1.x--4. Po eL5 • :: : : : :: ::: . .. ..:: : : . .54e:1 : : : Helve. : : . : . ... .. . ' ' M 'L. s. .. . . . . .. . ... ... . *A, 1 ii. , "Tt.404A., : . , . . ... . .. .. . .. . .. • .. .. . ... ...._... . . .. . : . , . . .RECEIVE. , .. .... .... .. ... . .. . .. .. ..... .... .... . . .. . .. . . .... ... . . JUN 0 41 9 . ... .. ... . .. . .. . .... ... ..... ... .. . . . .. . .. .... .. . .... ... .... .. . ...: .. ... . .... . .. . .. . '.CQMMUNIU�•w", '.,.�vt , _ . . J 0 H N R. OW CONSULTING ENGINEERS, INC. 1 COPY TO: BY: \ A J 0 JOHN R. LOW CONSULTING ENGINEERS, 27448 NW St Helens Rd,Suite 432,Portland,OR 97056 Fax:(503)543-3977 Phone:(503)543-3123 Monday, May 10, 1999 Julia Powel Hajduk Tigard, City of 13125 SW Hall Blvd. Tigard, OR 97223 Dear Julia: In reference to: Newham Office Bldg. Conversion 7410 SW Beveland Road, Tigard We hereby submit-our application for Site Development Review. Our application consists of the following: (In 18 copies) 1 . Completed Application form. 2. Title Deed documents 3. Narrative package containing the following: a. Summary of Proposal b. Compliance with applicable development Standards c. Impact Study d. Cost Estimate 4. Storm water disposal report by John McDonald Engineering 5. Authorization Notice Report by Wash, Cty Dept. of Health & Human Serv. 4. 2 Sets of Stamped & addressed envelopes and notarized list 5. Documentation of Neighborhood meeting: a. Copy of letter mailed to property owners b. Copy of Sign-up Sheet c. Copy of Minutes of Meeting d. Affidavit of Mailing e. Affidavit of Posting Notice 6. Copy of the Pre-Applicaiton Conference notes • 7. Filing fee of $800 8. Drawing Set: Sheets 1 through 7 folded 22" x 34" sheets 9. Drawing set reduced to 8.5" x 11" sheets Sincerely, • r,; R. Low Consulting Engineers, Inc. 1116' OT I - ■ Jo I Lo , PE John R. Low, B.Sc.. P.E. 5012- i q - 01774 AFFIDAVIT OF MAILING ��6 ,o,o,ea PQ`s, OtO STATE OF OREGON ) et°�\� )ss. City of Tigard ) JAR-b.ARA ' t ) h�'�`� , being duly sworn, depose and say that on igt)( `I I 1`11 , 19__, 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) ,� (G, 6 �< < 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 3 SSD .SL 67L,.-c f Of i - (0 6, with postage prepaid thereon. iSignature (In the pr-sence of a Notary Public) -PS 9729 (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the le day of , 19`�`� :_� OFF ICIAL SE , 411-SWr "' THELMA L.GRAUL 1' NOTARY PUBLIC-OREGON // NOTARY PUBLIC OF OREGON COMMISSION NO.307733 1 • � MY COMMISSION EXPIRES DECEMBER 16,2001 11 My Commission Expires: 1(O, cool (Applicant,please complete information below for proper placement with proposed project) rNAME OF PROJECT OR PROPOSED NAME: Qr, (TYPE OF PROPOSED DEVELOPMENT: _. a. - :y - . CCuw—• Name of Applicant/Owner: )rleJ CS> r(G— (s'6 Address or General Location of Subject Property: 7 It(6 5 W A LIC - S LSubject Property Tax Map(s)and Lot#(s): Q > -4qj ((4 2'ac h:lopinlpattylmasterslaff ma il.mst • Gordon Martin Gordon Martin&Gordon Martin Rodney Margaret Lyman 12265 Sw 72Nd Ave 12265 Sw 72Nd Ave 7395 Sw Hermoso Way Tigard, OR 97223 Tigard, OR 97223 Tigard,OR 97223 Mary Manley Marvin VonRenchler&E Mary Jerry Shari Johnson 7435 Sw Hermoso Way 7475 Sw Hermoso Way 7615 Sw Beveland Rd Tigard, OR 97223 Tigard,OR 97223 Tigard, OR 97223 John Marjorie Joens ANDERSON ROY W ESTATE OF William Erdle 7545 Sw Hermoso Way 7565 Sw Hermoso Way 7405 Sw Beveland Rd Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Carole Rovig David Martin Sloan&Karen Marie Sloan Stephen Rand 7460 Sw Hermoso Way 7355 Sw Beveland Rd 7540 Sw Hermoso Way Tigard, OR 97223 Tigard,OR 97223 Tigard, OR 97223 Patricia Lynn Koberlein Jeffrey Taylor Alan&Linda Roth 7455 Sw Beveland Rd 7505 Sw Beveland Rd 7420 Sw Hennoso Way Tigard, OR 97223 Tigard,OR 97223 Tigard, OR 97223 Gene Beatrice Boehm EAGLE HARDWARD&GARDEN INC EAGLE HARDWARD&GARDEN INC 7380 Sw Hermoso Way 981 Powell Ave Sw 981 Powell Ave Sw Tigard, OR 97223 Renton,WA 98055 Renton, WA 98055 BLONDIE'S INVESTMENT LLC David Allen&Barbara Ann Newham EAGLE HARDWARD& GARDEN INC 1500 Ostman Rd 7410 Sw Beveland Rd 981 Powell Ave Sw West Linn, OR 97068 Tigard,OR 97223 Renton, WA 98055 EAGLE HARDWARD&GARDEN INC Terry&Debbi Mostul SCHOOL DISTRICT NO 23 981 Powell Ave Sw 7585 Sw Hunziker Rd 12615 Sw 72Nd Ave Renton, WA 98055 Tigard,OR 97223 Tigard,OR 97223 WASHINGTON COUNTY SCHOOL Gordon Richard Martin ST VINCENT MEDICAL FNDN&Ethel DISTRICT NO 23 PO Box 740 9205 Sw Barnes Rd 12615 Sw 72Nd Ave Gleneden Beach,OR 97388 Portland, OR 97225 Tigard, OR 97223 BR&G CO LLC KLOKKE CORPORATION H G M CO 12805 Sw 77Th P1 4800 Sw Macadam Ave#120 121 Sw Morrison St#200 • Tigard, OR 97223 Portland,OR 97201 Portland, OR 97204 • Side Van& Storage East ACKERLY COMMUNICATIONS OF THE ACKERLY COMMUNICATIONS OF TH 4836 Se Powell Blvd NORTHWEST INC NORTHWEST INC Portland, OR 97206 3601 6Th Ave S 3601 6Th Ave S Seattle,WA 98134 Seattle, WA 98134 ACKERLY COMMUNICATIONS OF THE OBIE MEDIA CORP NORTHWEST INC 4211 W 11Th Ave 3601 6Th Ave S Eugene, OR 97402 Seattle, WA 98134 • March 4, 1999 David Newham 14060 S. W. High Torr Tigard, Oregon 97224 RE: Use Change of 7410 Beveland Street Dear Interested Party: Barbara and David Newham, the owners of the property located at 7410 Beveland Street, Tigard, Oregon, tax map 25101 AB, Tax lot 2704, are proposing a change of use from residential to commercial property, and the property will be utilized as a professional office for counseling services. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Monday, March 22, 1999 6:30pm 7410 Beveland Street Tigard, Oregon Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at 503/590-1656 if you have any questions. David Newham AFFIDAVIT OF POSTING NOTICE p WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT T eti ,1* City of Tigard 13125 Planning W Hall Boulevard Tigard,OR 97223 CO I, ° ec��t� , do affirm that I am (represent) the party initiating interest in a proposed L\f• ‘xcie_..d affecting the land located at (state the approximate cations) if address(s) and/or tax lot(s) currently 1-AK (fiT registered) 791 � 5-k-- w.ck , and did on the 1-k- day of 1A0—.5c 2701 19 q9 personally post notice indicating that the site may be proposed for a Cuv� \A \k skS. application, and the time, date and place of a neighborhood meeting to diseuss the proposal. • The sign was posted at` '1 "L(ID = �t S ��.� �P �N.c�► cik (state location you posted notice on property) Signature (In the presence of a Notary lic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of rnu , 19 .9 1,�,( r != . OFFICIAL SEAL j ] MARIE N.DAY ) f ;' NOTARY PUBLIC N oaEQS N r NOTARY PUBLIC OF OREGO MY COMMISSION EXPIRES Nov 16,1999 ", My Commission Expires: 724-0, i (/ / 999 (Applicant,please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: 'P CO e o Fce �TYPE OF PROPOSED DEVELOPMENT: ..,. - - `l - ° �• C. _� O ..001 Name of Applicant/Owner: I: Qb �E-'. He M Sgt..) -t.- - I Address or General Location of Subject Property: '1 tl 0 S w LSubject Property Tax Map(s)and Lot#(s): :eZ5 , O k Ale> k°"It ZZ 0 L h:Uog in 1pattylma ster staff post.mst AFFIDAVIT OF MAILING • REOE�� STATE OF OREGON R 1 199 SIP )ss. v14$7 City of Tigard ) cAli ,�� b tlt.a �n I, � -, being duly sworn, depose and say that on ictr'►t , 19 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) IC, 4)),:. 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 3 8S0 SL (S' n/ with postage prepaid thereon. ) LEN /��PN l� f O/�Jf.\ t � 799„9 �MAR - 1999 MAR ` �a��_ Signature (In the pr sence of a Notary Public) (THIS SECTION FORA STATE OF OREGON, NOTARY PUBLIC TO COMPLETEJNOTARIZE) Subscribed and sworn/affirmed before me on the day of M 1911 -te ,. OFFICIAL SEAL THELMA L.GRAUL 1 '�,"= 1' NOTARY PUBLIC OREGON 307733 / NOTARY PUBLIC OF OREGON f `; .� COMMISSION N0. r MY COMMISSION EXPIRES DECEMBER 16,zoo1 My Commission Expires: 102-c, 1(0i aool 1p�1�Ta1�. (Applicant,please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: - �� CQNS.1 a .>v� • I Name of Applicant/Owner: • — bs C Address or General Location of Subject Property: 6 I Subject Property Tax Map(s)and Lot#(s): h:Uog inipattyVnasterstattmail.m st AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR.DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAV TO: City of Tigard R�CSw Planning Division 13125 SW Hall Boulevard 19°J Tigard,OR 97223P 1 Nor a\1 " 'Il'EN I, °../ e ,�C L\tom , do affirm that I am (represent) the party initiating interest in a proposed L\1\0. ac---P affecting the land located at (state the approximate'' cation(s) if no address(s) and/or tax lot(s) currently "-Thy; (..c registered) 7'-(10 c .`. .1� c s--\--- t. �nx vaq ��1€,IA1 , and 770 did on the 1-t day of ,��.^c V_ - 71 19 qc personally post notice indicating that the site may be proposed for a L;�, �1.�\ C \ \r & c application, and the time, date and place of a neighborhood meeting to di uss the proposal. The sign was posted at '1 '* ' \c SI- �� XJ vet .D 's --S\ . - (state location you posted notice on property) C4—&\2.1.-,----)Signature (In the presence of a Notary P lic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) ,fil 4 Subscribed and sworn/affirmed before me on the I--/ day of )27a..1.-ek , 19/5 If .40:1∎,. OFFICIAL SEAL r (2 ` — ) ) / : ` .7).,. MARIE N.DAY f NOTARY PUBLIC-OREGON j `- ,O COMMISSION NO.049003 r NOTARY PUBLIC OF OREGO MY COMMISSION EXPIRES NOV.16,1999 / My Commission Expires: 7Z.t-7), l G/ / 991 (Applicant, please complete information below for proper placement with proposed project) �NAME OF PROJECT OR PROPOSED NAME: P7 olD NEts%lktwz Cep.—e.? --- © fc4- I TYPE OF PROPOSED DEVELOPMENT: s -7 - - .. 'L ..- ' . .. . C _ o Name of Applicant/Owner: IP 14 ‘cic '. . 6 I Address or General Location of Subject Property: 0 &L 1A�. w 5:-C I [Subject Property Tax Map(s)and Lot#(s): -- .7 v 0 k o 't I h:Uoginlpalty4r,astersVaHposl mst (SIGNS ARE AVAILABLE FOR PU' ASE AT THE DEVELOPMENT SERVICES OUNTER AT THE PRICE OF$2.00 EACH.) NOTICE Developer to hold NEIGHBORHOOD MEETING concerning proposed development of this property. Meeting Date Time Location --p-( cc) '7 =r \es.\j k PROPOSED PROJECT: -VA .E \k) u.se_ 1Q0N-Ki1/414\ s '(Q`Jzi,\ For More Information Contact: Developer Name; '•;1:.-7\ - -%;). Address: ku(c Gc gr)>`(" Telephone: Scr ec5-- I March 4, 1999 David Newham 14060 S. W. High Torr Tigard, Oregon 97224 RE: Use Change of 7410 Beveland Street Dear Interested Party: Barbara and David Newham, the owners of the property located at 7410 Beveland Street, Tigard, Oregon, tax map 25101 AB, Tax lot 2704, are proposing a change of use from residential to commercial property, and the property will be utilized as a professional office for counseling services. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Monday, March 22, 1999 6:30pm 7410 Beveland Street Tigard, Oregon Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at 503/590-1656 if you have any questions. t David Newham V\f‘Gz: t cc- \czt..s. , z&_ _) A\N.43... — \9 _ � .c2 • '25445 S w. • 9(1(1/11"--- - &a:16;6',7 02/K r L� /Q SL ) "-W m o5o W/ jAret 0i - g X0-. 3 Ae,cfc,t' Po-/t/m- ,e.bdcolZ XS 6(er br;/7 .a// 8� !� 7446 SAI— x<i&v3-x_efrcz-e9 e‘ Lic-rx Wrp,7 r, 1 74175 c,/ osa itiv 7f 46,3 26c?-tAJ STE OF OREGON l pC��e-V"" me." County of Washington J SS ��) ' Title Order No. 98163862 This I, Jerry n(r",� _ . for of Assess- l0 Escrow No. 98163862 ment and A. 4i)on..an fii io County V Clerk ford- .tuy a er rtify that the withi inl try � �{ ^r � ,aA'eceived After recording return to: and re.i.rtt.c ,,‘,15p, r �ora- of said county. * • _ -> , * �� David Allen Newham ,,. .- 7410 SW Beveland Road Tigard, OR 97223 Name,Address,Zip ti,�'�• " � �l#rr "R. f nso "Director of Until a change is requested all tax statements shall be sent to the ' ggsgtfliktian Taxation, Ex- following address. • ' .' ff Clerk David Allen Newham Doc 98148159 7410 SW Beveland Road Rect: 223190 281.00 Tigard,OR 97223 12/30/1998 02: 17:36pm Name,Address,Zip STATUTORY WARRANTY DEED Tsune Leben„ Grantor, conveys and warrants to David Allen Newham and Barbara Ann Newham, as tenants by the entirety, Grantee, the following described real property free of encumbrances, except as specifically set forth herein situated in Washington county, OREGON, to wit: Lot 28, HERMOSA PARK, IN THE COUNTY OF WASHINGTON, STATE OF OREGON. This property is free from encumbrances, EXCEPT: Taxes set forth above have been reduced by reason of a Veteran's Exemption. If property is conveyed to person or persons not eligible for such exemption, re-assessments will be made. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment, of the Unified Sewerage Agency; THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. The true consideration for this conveyance is $249,900.00. (Here comply with the requirements of ORS 93.030) Dated this > o2t day of December , 19 98 . Vti WASHINGTON COUNTY 17,11. REAL PROPERTY TRANSFER TAX' :TA" --_? ' i-`' SArJ"Q.OD Ia '-30 - 9Q y . FEE PAID DATE STATE OF OREGON County of Clackamas ) ss. BE IT REMEMBERED, That on this =IT 02g day of December , 1998 , before me, the undersigned, a Notary Public in and for the State of Oregon, personally appeared the within named Tsune Leben' known to me to be the identical individual described in and who executed the within instrument and acknowledged to me that she executed the same freely and voluntarily. IN TESTIMONY WHEREOF, I have hereunto set my hand and affi d m . ft ial seal the . n ar last above written. c' rke. OFFICIAL SEAL `� Notary P lief Oregon 2 TIM CORREIA My Commission Expires 3 l owl �.."� NOTARY PUBLIC-OREGON COMMISSION NO.302440 MY COMMISSION EXPIRES AUG 12,2001 NARRATIVE APPLICATION for SITE DEVELOPMENT REVIEW The Newham Office Building 7410 SW Beveland Road Tigard, OR 0 • Table of Content Summary of Proposal 3 Compliance with applicable Development Standards 4 Impact Study 6 Cost Estimate 7 0 . Page 3 Summary of Proposal The Owner wishes to convert existing residential structure for psychological counseling offices. The existing structure has a gross area of 2526 SF including two residential garages. It is proposed to add office space of 240 SF making the total office space of 2766 SF. It is proposed to maintain the residential appearance of the facility to create a non threatening appearance for the expected clientele. The facility is served by an existing septic system which is functional and approved by the Washington County Dept. of Health (CR#3748) The supporting parking area is created in front of the structure containing 11 spaces inclusive of one ADA van type of space. The parking area will be heavily landscaped both perimeter and interior. It is proposed that we employ permeable pavement system disposing of the storm water to the subgrade where it infiltrates now, thus avoiding loading the public disposal system or creating unsightly and expensive detention and treatment facilities. The subsoil was assessed and found adequate for these purposes. The City mandated Half Street Improvement along with a 6 ft wide side- walk will be provided. It is the intent of the owner to contract with contractors of Eagle Hardware to construct this required section of the public improvement along with their portion of the improvements. 0 • Site Development Review Application: Page 4 Newham Office Building 7410 SW Beveland Compliance with applicable development standards 1. Parking: Required spaces: 3.9/1000 SF of Bldg... area: 2770/1000*3.9=10.8 Number of parking spaces provided: 11 Number of compact spaces may be 40% or 4. Four compact spaces provided. Angled parking provided with appropriate driving isle width as per Tigard Development Code 18.765 One way traffic pattern employed with 14 ft inlet access and 12 ft exit drive way. Parking is arranged in varying angular format some in a non standard angular dimension to achieve the required number of spaces. Due to physical site limitations we could not position the parking lot to the rear of the building as required by the Triangle Plan. We have 12.67' side yard on East & 12.25' on West. Additionally most of the back yard is occupied by the working drain field. 2. Walkways: A 6 ft wide concrete walkway is provided with broom finish for con- trast connecting the front entry and the side walk. This will satisfy ADA access requirements, Tigard Triangle Plan as well as Sect 18.705.030 3. Clear vision area: There is no topographical interference to vision at this site. The landscape material selection satisfies the clear vision area as required by 18.795 4. Buffering and screening: • • Site Development Review Application: Page 5 Newham Office Building 7410 SW Beveland There are no adjacent residential areas existing adjacent to this site. The landscape plan attempts to screen the proposed adjacent commer- cial areas for privacy. 5. Landscaping: The street trees are provided as required along with adequate screen- ing of the parking lot from view. Canopy trees are provided suite the scale and design of the parking area. 6. Signs: A three feet tall architectural brick wall sign is proposed merely identifying the building. Area of the sign is 33 SF which is in line with the most stringent area requirements: 32 SF + 2 SF for set back from property line. There are no references in 18.780 for require- ments in the MUE zone. 7. Tree removal plan Since the acceptance of the permeable pavement concept of storm water disposal there are no plans to remove any trees other than those in the front yard. These trees fall below the 12" caliper size minimum and therefore does not require mitigation. We like to point out that every effort is being made to preserve existing trees even those which fall below the size minimum. please refer to the retaining wall block-out around existing trees near the Southwest corner of the lot. 0 . Site Development Review Application: Page 6 Newham Office Building 7410 SW Beveland Impact Study Effects of the proposed development on public facilities & services Transportation: Number of trips generated by this facility is negligible in comparison to the planned hardware box store utilizing Beveland Street for one of their access points. The improved roadway width will help to mitigate the increased traffic Storm drainage: The proposed permeable pavement with below grade storage basin will approximate the unimproved run off conditions that exists at site prior to any improvements. There will be approximately 1,000 SF less impervious surface after removing existing driveways and constructing the addition on the south face, Parks system: No impact anticipated on the existing park system Water system: Change of occupancy to office will require less use of the water supply resources. Sanitary sewer: Change of occupancy to office will require reduce the sewerage flows to the existing septic system. Fire suppression: Change of occupancy to office will present less life safety hazard than exist for residential occupancy(Table 5B 1997UCBC.) There is a fire hydrant approximately 120 ft West of the West property line. This distance is well within the required dimension by the Fire Code. Noise impacts: No impact anticipated due to noise. All activities are confined to the interior of the structure. 0 Site Development Review Application: Page 7 Newham Office Building 7410 SW Beveland Project Cost Estimate: Half Street improvement 16,000 Site work 30,000 Building Remodel 40,000 Total $86,000 Site Development Review Application: Page 8 Newham Office Building 7410 SW Beveland Compliance with Tigard Triangle Design Standards A. Street Connectivity This project does not involve street construction • B. Site Design Standards 1. Building Placement This project involves recycling of existing building: building can not be moved. 2. Building Setback Existing Building 3. Front yard setback design Due to site restraints: inadequate dimension to property at sides of the building the parking area had to be placed on front yard. However the impact of the front parking area was mitigated utilizing a 5' wide landscape strip behind the sidewalk to L1 standard. A 6ft wide access walk is planned to connect the sidewalk and the building entrance. A covered building entrance portal is planned. 4. Walkway connection to building entrances A 6ft wide scored concrete walkway is planned to connect thew sidewalk and the building entrance. 5. Parking location and landscape design Side yard setbacks on this property are 12' to building walls: there is no room for construction of adequate access to a parking area on the rear yard. Landscape design standards were complied with(see landscape plan) C. Building Design Standards 1. Ground floor windows This building is set back 43' from street. Implementation of ground floor wall window design would be impractical and unsuitable for the occupancy planned. 2. Building facade The existing building complies by providing building offset. The maximum wall length is 43'. 3. Weather protection There is an entrance portal/canopy provided at the building entrance. 4. Building Materials The existing wood siding, painted will comply with this requirement. Site Development Review Application: Page 9 • Newham Office Building 7410 SW Beveland 5. Roofs & roof lines The existing building does not have a false front and false roof. 6. Roof-mounted equipment This building have no roof mounted equipment. D. Signs 1. Zoning district regulation The proposed sign meets the requirements for C-P Zone 2. Sign area limits - The sign area is 33SF that meets the 32SF+2SF for setback from property line as per 18.780. 3. Height limit The proposed sign is 3'1"tall which is less than the required 10' max. 4. Sign location The sign extend within the L1 landscape area by 211, but this is not a freestanding sign. E. Entry Portals This project does not involve street layout design and thus is not applicable. F. Landscaping and screening Please refer to the landscape plan for compliance with these standards for LI & L2 landscaping standards. G. Street and Accessway Standards The proposed Half Street Improvement complies with the standard for local street cross section in R.o.W. width and 18' half street pavement section and sidewalk width. Site Development Review Application: Page 10 • Newham Office Building 7410 SW Beveland Site Area Statistics: Total Site Area: 16,734 SF New Landscape Areas: 3,802 SF 23% Existing Landscape & Misc. Area 6,087 SF 36% Paved Areas: 4,079 SF 24% Building Area (new & existing) 2,766 SF 17% JOHN McDONALD ENGINEERING SOILS - CIVIL - GEOTECHNICAL Ground-Penetrating RADAR 10116 SE Stanley Avenue Portland, Oregon 97222-4351 (503)654-0180 Fax (503)654-8755 Tax ID 93 074 6595 April 5, 1999 John Low Consulting Engineers, Inc . 27448 NW St. Helens Road Scappoose, Oregon 97056 STORMWATER DISPOSAL FOR 7410 SW BEVELAND STREET IN TIGARD The SW Beveland Street site is a residential home that is being converted to an office. The car parking area will need to have a means of disposal of stormwater. A test hole was made in the area to be used for a parking lot . It found silty soil (ML) to a depth of three feet where an almost waterproof layer with mottled soil colors was found. Several inches of the silty soil above the mottled layer was saturated with water. The USDA Washington County Soil Survey shows a boundary between Quatama soil and Woodburn soil at this location. Both these soils have this waterproof layer feature as a result of thousands of years of soil development. Groundwater that results from winter rains flows downslope above this shallow soil layer and eventually seeps into a creek. In my opinion this soil would be suitable for on-site infiltration from the parking lot. This could be done in different ways . A dedicated seepage trench could be made, with the pavement runoff traversing a "grassy swale" to cleanse the water before being dumped into the seepage trench. However, the ground is almost flat now, and either fills or cuts would be needed in order to provide pavement drainage slopes . In addition, curbs would have to be made to direct the flow of water. Porous pavement would work well here on the level ground. John Low Consulting Engineers 2 March 18, 1999 For a design rainstorm of 2-hour duration and 10-year recurrence that drops an inch of rain, one cubic foot of drain rock could temporarily store the runoff from 4 square feet of paved surface. Looked at in another way, a 3" thick layer of drain rock under the total pavement area would provide sufficient storage. This water storage layer could provide part of the structural base course for the pavement. In addition to the 1- 1/2" to 3/4" drain rock, a finer permeable gravel would be needed to provide a stable surface for the asphalt surface layer. Also, nonwoven filter fabric equal to Exxon GTF 125 would be needed below the drain rock to prevent infiltration from the soil below. The traffic is cars except for an occasional garbage truck. The CHR of the soil is taken as 3 . Porous asphalt is considered to have a slightly lower stability than regular asphalt. The drain rock would have a lower gravel equivalency that a dense graded gravel . Taking these factors into account the recommended pavement structure is : 2%" Asphalt State Highway "E-mix" 2" Aggregate Class "E" 5" Crushed Drain Rock 1'/" to 3/4" Layer of Nonwoven Filter Fabric (Exxon GTF 125) Very truly yours, 5657 9. if OREGON a `62vp Ga�' ,sOt /CL �/ 727 r ii,J>-LU Co. PY 0,411%k WASHINGTON COUNTY DEPARTMENT OF HEALTH AND HUMAN SERVICES IkV ENVIRONMENTAL HEALTH AND SANITATION AUTHORIZATION NOTICE REPORT CR#.: Date(s)of inspection: 2-Ig-9? Date Rec'd: 2/ -9 9 Map and Tax lot number: Tow shipo<' Range / Section /AZ T.L. #. .270 Road Name: 4.2. 7V10 29 //e(01-) / Property Owner: Toh ,1 R, Low 21‘21gV NW A. fle/ehs /&L *132 Snap) pose,, Oredop 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�loocated on the property identified above to serve a 1 f ce `i-Coup se b--71 with a sewage flow up to 300 gallons per day. REMARKS: _ p on - i �i�i�, r L. D vc „Ar g ,3A4,7 Ju ' ✓ Ook 02 /ri//�/� c IZc i7PGde[f th SANITARIAN: ` ,� G j DATE: 07-4-99 J:\...\linda\an rcport.6-12- GERHARD MATHEIS ! - - --- - - 1 i.i. $.W. DEYElW .ND ROAD JOHN R. LOW tell Q/ID ,i f 1 1 1 .111. I. 11 II Ili il 11 ,1.A. I<,. �, , h�i_�lirill I I I u 11 I�i Ili 11il.I11 i u 1 u __�_ ��..�w_ow.EC t\iiiW,.- .• G. N-._- . W 130.00 1 1 t .,..., i, .. :,. , . . 1 it.._>: �f/J,�,l/�� c � / • + W AeKi*ef{.0 DATA,I V t� .`w17., _ [.....„ ii I i y .+•• /• • )7 ,.MIE4 4.d,�!►rExbT:bY.+ln= I ( Y s ` eXeGret"A 1 • • Cq1 ACT r14).16D) • Y_la ` ....... �. • 1 0 TOTA4 YACEO it• elm ►'' � .W , ,;_ --_ � 4��:, - - -1 ' * ' LOT l„,... • .,,,,„.. .6 eco L ■ �p _ I 1; .. mate , - . { , e+Jeis,aRMM 27 . _ tislitallillit �1 INTY PL 0G„e, L 1 i l'� ::�sr '. YIL` i ��t,...1t11� ti a 1�1.�.Wi 6 O ' b11 %%1111116 1hh . a^...a 1 'a'''7 , III __ 1 T'I. KIiW• ,,.4..0[ "1 6 1 �_ - .: NT QjzTION{ t t -s : '- LoT 2 s .�; dPA E . ... �;PI W.»n.o W. ”` v 3 _ ` $V t �r,q ® NM/ a tr �.e" - Y rr 1 .� � i 1 ©. , 1 SITE r 0000 �` © p �© eeM1/IO R. lr.D'1IR(( 14-1.1- ` I J ��a ^ - . 4 4, ea,1n".G e...1-7E n l r -J ,t,/ arlg +} 1 —��- re1Gl,,.ee cOlIALCPINT . 4.144 QQ '1 ►' 6,GW'1."i.e. Yom"" N ��. !� - � 1 6-----•--61-- - t . . yY y"IMa — — — S..-io(! 12009 .-o — — — — — — — - Li vN.1 s. _ - _, s s. _ __ _ _ _____ I I;7? 7-I 7r 6 4 DtV�LAND Rp yD `'—�'- n , - . 1 II I III, IIi I I I E 11-17Y'7 _- P F LE x''' 36 �` JOHN R. °° � pow iiJi apaiew �t SITE ,�ELDEN I •111 ELMHURST 714110 3'''x.l. 1 F i � Will ! I s w s.�L d`� 1 A ' ,....g.1.0,„„„..,'Y, 1 of ari m[Ii ` Da�aln ti / . r 4ME4: / ■ St Sr S) :� ' �ry 1�aUVKI� , 4 1 PARKING 8P,-0CE6.lEXiST1535 SF; I , ■ { i 5'A' l ebe',Y f St4ND4�lG9 ,` In ,j 1 ; i;Iwr°fi • ' G G u ior°"il �s" S+ 5y< v,uo 1,, ,,,,4 r/\ vIGINITY PLAN :' '.' _ ��' ,--- -- -f-, . 2 9 �N� �° LOT 27. Y; 0 i °"', �. LOT _ � 4a • 1 IA I II I I I, .1,' +Lilt O w B0..NQa 3 e b '� il�ll 1 r11 II l II111 1�.•.Ati111 I I III I∎ ,I ''•d, _---_ r—m Iw•c.w _-- --•g� 111 f II I, . I I . 4'v Yrticu• I I ._ i raw»»r e.w.mx�aAn 1 i I L �n..iww QQ zr4 h•-N'LWF.D DMr 711 111 _ `a t x - ------- - "l,, "\"r' 'c co,.nc,aD rr•wDe• SITE JL�� - LOT 28 '1 1 4 6'7: �� "^:.� i I PAVSMENT MOTION__ u o >. �� w �p ex u.ra i 1•,. .,c - -- ____ ----`- i ..•.y.`,I� r O xA � 2 �� -4n• 4 mw.-e_re_--- i t I0 r_ I _ _ --- ?- i� LEGEND : }r /\ VICINITY PLAN J __ _-----`- ------ r SITIE il I' ` 1{, ,fir _ O�yi.OR'�JT 1•?. r LAN • I • O • 0 . O� ��.SPOTF Ito pp "' r as -- s EE JAL PAA n:wm . ,a east EIE ,N SITS PLAN GN9/ .a..r.r.r Ti °` LI JOHN R. LOW e.a.EEFTe MG n w HAKK .o Kum MC • wovrnc txxt—rECT ---___�_ Ilf1. 1411181P' i I II . ,... g ell a 5 .wx m4.." u `403.7, I / Q i i3 el il LOT 27 4�x 2 o il- / SCALE: I. ••20' h . I 4 .7x„40,.0. LOT 29 z°�0. _ CI zm , N OONCq�.f 04 .:'1.r..r,a I I I P1ryO rw hr,s 1 J 4 ,1 rn 1 1l LOT 28 C.O. .u xu. LCD 81 K 7 rw xrtwus�ew4..roo J F.7-, / M;r 7 i" `� ... yaw ; ' " 0e 4 S 8.370. _ r \- 4 h 2G 09' Y No LEGEND \ / \ . _ . PROJECT: TOPOGRAPHIC SURVEY OF EXISTING «aK.w, \� ` \� _ LOT 24 HEITAO5O PARK C.ONDtION6 \ \ canoe: PL1a1J • ram SWAN 11.. rs ` SECTION 1,T.25.,R.iW.,W.M. --.- -.—.�- m:a..fs uas ` \ \\\ CRY OF 11CMM,WASHINGTON COUNTY,OREGON �•,. • _ 1 afx a"iL EE6RWIiv 16. 199p r.sr / MYD NEWINM scut 7" 20' \ .wB RuMlER: 99-2x74 --Df[f LOST LAND 3DAY[l5,INC ••AIM•. PA PDX 307 G AD37000.OR S—W-41,4 •n-w Awn g \ ' / III , . WAIT-Of-.Ar LP.: RIGM-Or-WAY Uhl G G G G G G C C C C G G G G G G G G G L 2-WRAPPED NATURAL GAS LINE 2-WRAPPED NATURAL GAS LINE JOHN ____ — 7____-_---- R. ST ST ST ST GAS VALVE LOW CCOSSULISCI ..'.;) S.W. BEVELAND 'OAD 1.4014691B we. .............,...r_ rt 1f r. ' .1 • _. ..M..I/N 4Y,11SY EMT CURS 01 IAP E4I ,o,.,OMIN M.3..1117 1 NS„ CL ‘ \ .,AL v . co , O E ,.1 w_ CAST IPON WM.UNE w . .-•u:111111/kir".74211111.11111101.111■-•41411111MVID.,,M. M7 .- SON 00010 05! / A - iswismi,"#,Adreannormommenva ei . . _ _• PASO.400-von LNE PP . - --- — . .. Fir 7P •PC CP ft •E' III , '11 i SATO PETER o t, I...1 ,■ ft ii,itO, k,e II 7,.., 6, „D , -...N4::,,,„, If ) ..1, . N , . ,13- &it. p' .7., %. t t'' CO ,. 7, 0- 11, .2 OW , 1POW 7 -1 ; 1 - - - - I ,---- ...; 7 g I maw wc I I . ---4—' --I-- D..H.,..„...i..H 4 _. , _. , .. . I, ,o_„0.,4.. cu.,. c , 1 1-7- i - i ___.111 ... I i I PER SSTPTTAE.O YADRWO PG C0Iu1CR2S 5 AL STREET CRO...__S_e rS,PCCALRCASUISSSS NO E&.Sr CUC.ROWOD mTRCeg E AK DI SgE OC DA N E 1 --—.— 205' .. —F Ii.1 C!e 2-.C.i1I I',;l -----1[--• , Ld;;g R6 7•!.1... ,0, = f ot .c., , '0 - - ---.„_ — __ 2 • 200' ,,1.- 1 PUBLIC t1 Li i ---_i_ IMPROVEMENTS --- , 8 trIM• !E reT „.-- Si.."X 11 1 I . SC.4LE 1,III SY P. CRTC,. j,ty 0+00 0,20 0+40 0U60 0+80 1+00 1+20 Ir, OCT 05/05/11, ,01 ,112-10 1 GUTTER LINE PROFILE OF SW BEVELAND ROAD R.V7S. A ..,.E.1.-10.NORCCWTAL scALE.1.-1.MM. C. ' .1 !L .__ vELAN _ ,.. . .._„ ,7/ S. BED ROAD .. . JOHN /CI '.r4 1.1011.LAMY 1,111117.111111,V ‘Z.. CV III,' LOWR • Ire7-- Alltraft111- rThW"4-AirtatAlit-'441-41."1114-1.04;;;;41a."------ imporl 4C--7-''.-- - -------'--''''.---- - / CO‘19L1_7710 13•10INEEM NG ,!,,r,,,,,,, ie. _,TrAti,""4".4...,":...-'-'.......%A......Tor-.....,...:....-'2,,,„.-tr.,^1.,iv■i„,..r.,...40, 003)7.3-3,23 6 er,c,'117 c,j1•01.4/1 t ',"1 111,4 6 1 gi.Z.Vir l'a lifir •V , , •.' e et Iwo pit", 9r" ID W A . . ilOp COMM.NAM M.N. 40 #. • "6. •0.4e. s4 -.. COOS Krt...Wri. A...COW... --- -• ...II M... tcv..";;-4 AC.PLATM.D.4./1....1•• g Oar An fAlett. 0 ,.....741.1. P..11...an Coolmny 1.1.1 WIllia:4441.4 ,lb.matI OR..,14411. g g, t10 111161.0...8 - fiE 4:■. - ,T- 0. _.. ..._Ea..%. , „„ .-r, . ..0004 . lar..11111.•■•• :g 4 . EX RIRP:• 2414 — 4 C _ ' 471.1:11 \i 43 to:4,4--c'ir,:i., 1).41,:-1,"__,..\1,71---=.47.---- '----&----11, v.- 1.14....1.1. , ..0 47, --T,,:..."L-T----„;c.uc..,:::;:..."-'—.— D.,0.1.MI... R 1; ..., , rgi_il I v-a•oc. alle-ALL.11A NDIAVIRT MOM, Lavamlw A -----"' i eV' 1 /kg _v433_■ANSIARIPOLIA Yle.edflr I.I.G............. -t I„ ilk. .INGOLOCCA 0,16.01_1.■ VI 117,.7 -------—1 ,,,11 0.4 3,1,...V11.{.04.4 Lae.",.....••• ........ . _7 0 LIMA 11,11110116 111-4 Mow amen Arimrolu• I I __--- 1' 64 MLA coca.!..IMMO 0.1151/ si.•IIMI........ 14141001,000.12011ert 1.11.10,11. ;14 ...NA MOWS c/...u•a.. '---- ' 1113 KAMA 1411.10=MeV Pri.Amt. ••.P....P.... . - .I..*04.11.110...• , ,,,,,... 141 13 4 N -------_._- ---------14----1 1- - a -CIL.1017124 TOVONIM.I.U. ' _ — ----1-7•7-------------- I , so4 Illi NOVVIDOOPI.1.,610. ----../e1.feCT MSS 1,11•27Y. ea ft...p.m ... , 1../. 10141 4-.1 W xi Ad. seee-■rOcot .11141 MM... MPG e'l '---e'? r'S ....-4•14-4 vo, KEY r0/ r IAA =4..e.:43J1_.!%,) .._.....-._- , /..Vitip4 , .... .'""C.C."' Aft ''''''''.'''' 3;L..' I..,1.1,.. , /t;,...-.V. /.....S4k,, .A.1.,....1...-1,40:::::AL....:6...A.,.: :....A.:::......„.....alt..7.....::,.....,0 T11111,...,.....107:,...,,,,7........ r _•____., rAtitti .,. ?VI 4 0.1.447171. MVO ..2).- . 0."'141.P LANC•CAP2.....AcTore --- ----- )420 LAN2CAFt Ai PLAN - ,.!'<.. ,., -- -- ^,^ + OA - .._.----F4 +'\'‘A>4., i■4>ri ''',4>. i SE ,,S,4 LA, ,'-•:.,:-'--.---', NO*r ..7-,-,../L--,,-„‘-':',J l-,-.5., ":,.1..I L R,- 411,4 SCAM 1,11I L... ,..,.. ' ...;,■:..22 A, ,.._ 2 ' - .i i/a liEt'14,.:44e..2111101A11114r01 Oka 1 1 gait,eitAt 0 Jr DAT. 011,41.01 ' 1511, l'IN V„VP Al% Job Jr• ,...... ........ A . .., .._.... _. ___________________ 1 • / f _ - .--v G_ c� \ \ L....2.....- -- --- ---_ _ S.W. BEVEL4ND� -� ----- -- (-- \ w ` \ ! \ w w 1 R. _::. ---w�. LOW oa.LL,uo a /CI — <i I \ w w 177/� MEMO, 1 7 / I O1"Iw3i vn-vie I LOT 27 ' I _yl /.'",„„__ /65- ti 1 / / � / U zo.i I 1 _ .4'k I \ / 2 ,1 �,''f ''' ikil& ". , �� I 3 0 13UDI.IID ._.. L _ I 1 N 1 LOT 29 ` E -1r 3---j 1 <1.t 1 1 `- `� r -- 1 / I / ' II \ !1-1 0 s SIGN DETAIL j i II LOT 28 1 \ 1 7= N \ <W O ,r, I N Q 3 C I Or ' J to(7• 1 \ I N 1 o LEGEND .I />�-- 1 N • I -�- I I _ - YEW EIhYATIONS GRADING/ I --- '� / TOP OF PAVING EROSION � �� - _-- �!''— ,y0� EXISTING CONTOURS CONTROL / PLAN EDGE OF Nur a.:�\ CAVEMEN• p 9S -`` ` \ 2�, -ST EXIST. STORM SEWER LINES git \ r /9) x`90 -G EXIST.NATURAL GAS LINES " i� \ \ -w- EXIST.WATER LINES meow , L. -' N \f\ Do0, GRADING/ERROSION CONTROL PLAN , >m \, \ <90, \\\\ \ \ , 1 L^ JOHN R. LOW COMLL1ND ENCDEEPB C N l 4. r Pu mD r LAP NDNO °' I. ..a. ■ _0 i INOCVNO _ wttw uernn - -____" __— a Nn 1:1'-g \ �IN_... I .r "� I Dili i -',',Ilil=-!!!!R4!9.".1!!I!!I !!! .g Ir11 Ii l it 711 iii 11111 I11 1111 :14 1111. ,i.t,„ 111! II 1- ,11�111I�I�.:1�II�3 HI II�r t fl„ �II'�.!II ❑Itl Rhi llu 2 II HAW vNYL w WINDOW NW twY.N eaLOrw Q W.T.PLYWOOD ww PLYWOOD.IOM .xrr P4tW LINO 6.4Y PM! TO wTCLI!MATNo DDO[ NNE DOW rt WO WIDOW EAST ELEVATION NORTH ELEVATION o 9Q ,Q 01 H Q P Q r O I _ i t(512 c a I - 1 L.-. e iT }v. All MN vM'L N.mode \••--..W bon --,.W[x.DOD. IVN TO barn ON.TNm—-- .00lTnN NM LORI , ror<c KY PLYiOOD rob ADDItIOI / wewr P.1nAN TO w.D E_,..,.D CRYATIONB WEST ELEVATION :SOUTH ELEVATION WALL W.•r.r r . D.,WN r CA' tlO lailk ""°" "` A B cC / •----_____ ____ ______ LI W 24.14^4'..__ 41.I1 ILN' _ JOHN [ 1 ._ 1 ... R. LOW CONO LTILo LM7mR SIC_ _ ':";;u OW S43-3123 f TRAIM 0k,'FL g I ufu irf_ RICIPT ION O___ ■ OMMIG! >> DFFIC� t \- _1 ,. _. . :E. ,...___. 111 MEI[j / \ / BRtAK am S 1 I GONIFMRaICA MALMO f� --- ms =s ' 10 Of Mega- I d ,, tar o um at o2 `-3 ° Y0 — — L�GRND: } A'''''''''Ss NEIL FRAME WALLS / 1 .=-+1 a —ir] EXIST.WALLS TO REMAIN P.00Q PLdIV EXIST.WALLS REMOVED FLOOR PLAN . SCALE are Err JOT BUILDING AREAS: ,L. •"R'L EX STING BUILDING 2}26 SF P"•W" NEW ADP I T',ON. 240 9. TOTAL AREA 2-66 SF 7 .......... .. J • MEMORANDUM City II di City of Tigard CITY OF TIGARD, OREGON Community Development Shaping A Better Community TO: Parties on attached routing list FROM: Julia Hajduk, Associate Planner DATE: March 10, 1999 SUBJECT: Alternative paving option proposed A prospective applicant has asked whether or not an alternative to the traditional paving requirement would be approved by the City for a parking lot in the Tigard Triangle. The biggest advantage of this type of paving is that it is not 100% impervious and would thus, eliminate or decrease the need for on-site water detention. I would like your input as to whether we should allow this alternative. Please comment and route to the next person on the list. Some things that need to be considered is potential problems and how they would be handled, permitting process, striping problems, water quality issues, etc Thanks in advance for your attention to this!!! 31t�I � y /, , o e ? 14-o t.,> c-e-i rte.. - r {�J tkyc.L dal • - �W`,�' 1WB--L� t � Vim'`S rkn-F' -c — r-� yn w..-/ C v.-�l i z11# �7 �'► Vi p 0 r DeA�4a, rsn�J T►h S Ql2 K-r " L�� rat J t re n.�..�e-i r c�w'�W o Or A-�tr O v 4-"�1 / IMF v� s5 a r r) AcA.o,,,I .-� s GrRa-M0 ojeiGe 1 �IA2G.t NA, NAT i d v rn►t+" `i ad 4 0. oil 14uae.Nr.r et,1 141,\f t& . . �`+ 'C. • • • Please... GROUTING,& REQUEST) Read To: Handle .frs � or E Approve D�cr And... ' din C [Forward v -1(2-; ['Return G✓ Keep or Recycle �,hirn"it>: Review with Me From: \731:`A ( Post-it®7664©3M 1995 ) Date: 1-(O 3/2,f 0. � „_ u-"'- . .50,T �� fay. . • 1 March 23, 1999 To: Julia Hajduk From: Greg Berry t?' Re: Paving Stones The water quality and quantity benefits of pavers to create pervious pavement are well known and should be encouraged. I am aware of a least two other brands: "Grasscrete" and"Geo-grids". They are seldom used because of high cost. If design provided for complete runoff disposal, the site would be exempt from SWM fees. In addition, USA is currently considering allowing a reduction in the width of required vegetated corridors where pervious pavement is used. (See"Metro 2040 Functional Plan: Title 3, Vegetated Corridor Width Options"for a bit of discussion). In addition to the items discussed in the brochure, the design should account for water table and provide for fire apparatus support(12,500 pound wheel load and 45,000 pound GVW). Attached is some wild guy's idea that we should be doing this for public streets as well. I don't know about that one but it may be a direction encouraged by the ESA to protect habitat. us ,, VSA Caw - :,� rl ff �U� .�,�' U.f: '-F-. a A A ', � 4 yes _„ _,, . �� r k A , ' . • ., 'S �_, l��' ii,r§ � b0' 1 wy ... .. . `y +�, .s',,..,Ai.‘'tz. xF s.,F:sf^,t; ','iL r ° r Zero-impact development concept may, offer stormwater solutions p p In recent years,non-point source pollution has become the main target of the housing developments damage streams. Even when homes are built far away Environmental Protection Agency and a host of state and local agencies, In from streams,conventional designs send water rushing off the land in higher urban areas,this non-point source pollution is composed mainly of stormwater volumes and velocities that scour stream beds.Though the damage often goes runoff, the collected rain water that drains from our streets, parking lots, unnoticed by laymen,it can be devastating to fish and change the quality of a sidewalks,and a host of other surfaces the Modern Age has made impervious stream or river that must be treated by local water utilities before it is sent to to the natural setting.Would America be willing to turn back the clock on urban homes for us to drink. development and begin eliminating these hard surfaces as a solution to non- Holz claims the damage stems even from relatively low levels of housing point source pollution of our streams and waterways? density. Relying on research by several local scientists, he says streambeds That would be extreme action. That would be regression rather than start to unravel when impervious surfaces cover as little as 5 percent of a progression. But that would be the way Puget Sound-area resident Tom Holz watershed.By the time coverage hits 20 percent,Holz says,"most streams are would want to solve America's urban non-point impact on our water bodies. completely destroyed." A civil engineer for the past 12 years,Holz has been designing stormwater In contrast,Holz figures many housing developments currently exceed 75 systems—networks of gutters,drains,pipes and storage ponds—that channel percent impervious surface,boosting stormwater runoff to as much as five to rainfall into streams and rivers.Now,in a remarkable reversal,he says they 10 times original levels.Local governments have tried to stem damage through should be eliminated. In fact, he says that if the Puget Sound area doesn't engineering, mainly by expanding storage ponds. But no matter how much radically change the way it builds housing developments, the Endangered they expand the ponds, Holz says, they fail to prevent high flows. Species Act may shut them down. He casts himself in the role of child in the fairy tale who said the empero Holz is the region's Pied Piper of what he calls"zero-impact development." had no clothes. Most builders and planners are in denial,he says. But federal He calls for leaving more forests and building much narrower homes and roads. law may jolt them out of it. The Endangered Species Act prohibits significant He would do away with sidewalks and curbs, as well as the drains,pipes and damage to the habitat of a protected species. If Puget Sound chinook come stormwater detention ponds that lace every new housing development these under the act's protection,the act could bar developments that damage streams. days. He even talks of growing grass on roofs and streets, and building Holz has started to frame a concept for an alternative development model. basement cisterns to capture rainfall. To minimize homes'impervious"footprint"he calls for taller,thinner houses, For months,Holz has been urging local governments to give his ideas a try. perhaps in duplexes with underground parking. Leaving at least 100 feet And with federal protection looming for the Puget Sound chinook, some are between homes, Holz would keep 60 percent of the trees standing and avoid toying with doing just that. Holz's goal is to minimize impervious surfaces, lawns,which don't absorb water well.Local roads would be barely wide enough such as pavement and roofs,that keep water from soaking into the ground and for two cars to slip past each other,and driveways would be dual-paved strips evaporating back into the air. with grass between them.Holz has even proposed streets made of the steel grid That runs counter to the past 50 years of evolution in suburban housing used in bridge decking,suspended above grass.Expensive,but effective,he says. development. Almost every jurisdiction has written volumes of rules to man- It's brash thinking, but at least Holz has local government's attention. date things such as wide streets, low, sprawling homes, sidewalks, and Extreme as his proposals may sound, a solution on some high middle ground increasingly complex stormwater runoff systems. • would certainly help reduce,urban runoff and the silt and chemical load now Holz's solutions may sound extreme. The problem is that conventional carried by our streams and rivers. - TCB i I ilk : 11 I lia Pd 1 1 I I N i i /////I�/I/I//c////11_ � ______: - 1 -l1� -----�_II�1�!/ll� �i,/� N N 84°26'0 " °4 1"11111.2111"0111 "9--- .4 imam 06 ' t ri- \sit° 1 K,L11/1 `fie `� r ; 2/ rig di° ,, Pk sasi Nsiori g, c, 203)\ :721 m r l42 -174 � ' Pi /ttrilitLig's■ogim-sE of �� I I-----7 : .—Imumml 1 co I " I 0 ii.' , , i 0 I 0 M I • I.: �� Vbtn,16 , • Y I �' �W ppplflON IG I limy f .K I I N f I L O 0 rn 1 .: .. ktik::.st/ 0 I .� -05 ��`� �bfNbw — I N_ ___ - - - - J):-..,/ _ - - - II �� VT. L c� �� 1^L� 1► ��` 1^4 9� 1/.‘ X4/.6 , 4 ♦ ty /�. S 86°37'09 'E 120.09' - 0. 750.46'4.4:, , . • • >',-. UNI EGO-STONE -Fr. - THE ENVIRONMENTALLY , BENEFICIAL PAVING SYSTEM • • i. 1.1 uU 1 ii+ 11011111111111WAI ----JO ..••. �, -4 UNI-GROUP U.S.A. . .�:. '' MANUFACTURERS OF UNI PAVING STONES ' +'` 144vettlik.• S + �` J' j7a+` - . ,'.• ` a • '" s.+: i� •,,—....m,,, • J ` rfK3rr't '.., 1r.y4, • �• i .� Y • * : . •yam. `�t= r s _ ldl• �.,.� r ids I4 y q . .... -.la . • 01. ;xlii- ■ • A. � fir ;1 �.`�• , ,y * .� • (e. ./Y+, - 4 III' . 1115111Pf � • � �'� �"'f •' C• i lei! t ��.� -. _.• y . ..k• aid. ! • t • M >r r� r J r t y ,a ,'`, .i ! iu' ~ to �, 4.. i ENVIRO) NJAL CONCERNS Stone®Paving System,an innovative,environmentally-bene- ficial nature,a remarkable eco-system of bogs,wetlands,forested facial system designed to mitigate stormwater runoff,as well as areas,and undulating terrain work together to provide a natural provide a method for increased groundwater recharge and/or means for the infiltration of rainwater back into the earth,for storage for future use.With concern for the environment and mitigating runoff,and for retention of stormwater. the earths resources at an all-time high,the UNI Eco-Stone® Paving System offers governing agencies,engineers,architects, developers,and land planners an alternative to traditional non- As we continue to develop our land resources,many of these natural systems have been replaced or altered to the extent that permeable pavements. UNI EcoStone®combines the dura- bility,strength,quality,and reliability of UNI®interlocking stormwater management and groundwater recharge have become major issues in many areas of the country.A new concrete pavers with a new high-tech design developed for water philosophy of stormwater management is emerging through the conservation and runoff control. combined efforts of governing agencies,which provide policies and guidelines,and the professionals responsible for the design and construction of storm drainage facilities. These facilities Features of the UNI Eco-Stone® Paving System must control the detrimental effects of stormwater so that the threat to not only life and property,but also to the environ- • The unique,patented design features funnel-like ment,can be eliminated. openings in the pavement surface which facilitate rainwater infiltration, thereby reducing or eliminating stormwater runoff and maximizing groundwater • recharge and/or storage • Lessens or eliminates downstream flooding, stream bed and bank erosion, and mitigates pollution impact on •• surrounding surface waters • Decreases project costs by reducing or eliminating drainage and retention systems required by impermeable pavements and reduces cost of compliance with many stormwater regulatory requirements • Permits better land-use planning, allowing more efficient use of available land for greater economic value Public works,engineering professionals,and conservation com- missions are now exploring alternative development practices • Provides a highly durable,yet permeable pavement and are working with developers,contractors,and consultants to surface capable of supporting vehicular loads limit increased impervious surfaces and reduce stormwater runoff. One way of reducing the impact of development on the environment is the use of porous or pervious pavements. Traditional asphalt and concrete surfaces are designed to be virtually impermeable,with stormwater runoff often mitigated through the use of drainage or detention systems.Porous pavements,however,are designed specifically to reduce,or in some cases eliminate,this runoff and direct the replenishing benefits of rainwater naturally into the ground below.Critics of uniform on-site detention emphasize the importance of infiltra- tion into the ground as the logical way of handling stormwater since it would then contribute to groundwater recharge,provide normal basal flow to surrounding streams,and improve the water quality. THE UNI ECO-STONE®PAVING SYSTEM For over 35 years,segmental concrete unit pavers have been a proven paving material for a wide variety of applications,offer- ing unique advantages such as resistance to severe loads,flexi- bility of repair,low maintenance,exceptional durability,and consistently high quality. As members of the nation's leading concrete paver producer organization,UNI-GROUP U.S.A. manufacturers are the industry's experts,dedicated to the high- est level of quality manufacturing,technical expertise,and ongoing product research and development. In response to these recent environmental concerns,UNI- GROUP U.S.A. announces the development of the UNI Eco- Vienna Stadium TECHNICAL RESEARCH AND INFORMATION UNI Eco-Stone®is manufactured to the same ASTM C-936 To provide basic design information on the UNI Eco-Stone® specifications as conventional solid concrete unit pavers and Paving System,UNI-GROUP U.S.A.sponsored preparation of possesses the same strength,aesthetics,and durability,yet also has the added feature of permeability.The permeability of UNI the report `Design Considerations For The UNI Eco-Stone® Eco-Stone®is achieved by the area of the voids created by its Concrete Paver'by noted U.S.pavement design authorities notched design.Measurements of a typical UNI Eco-Stone® E Raymond S. Rollings, Ph.D.,P.E.,and Marian P. Rollings, paver and basic physical characteristics are shown in Figure 1. f Ph.D.,P.E.The report contains basic design considerations, specifications,applications,and references and concludes that Figure 1 the UNI Eco-Stone®Paving System is a highly functional pavement which offers major environmental benefits and,when s properly designed,will accommodate virtually any traffic load or 1� - 2 21/4 design storm. 7/8 -*..... ' .1 0 ■ \ r _ I — 41/4 4 3/4 2 3/4 2 1/4 4 1/2 Groove 1/8R 1 Physical Characteristics Height/Thickness 3 1/8" = 80mm ` Width Approx. 41/2" = 115mm - Length Approx. 9" = 230mm Number of stones per sq ft = 3.55 Percentage of void area per sq ft = 12.18%Composition and Manufacture r r UNI Eco-Stone®is made from a"no-slump"concrete mix. Made under ° extreme pressure and high-frequency vibrations,UNI Eco-Stone®has i k 1 a minimum compressive strength of 8000 psi,a maximum water "-I absorption of 5%,and will meet or exceed ASTM C-936 and freeze- ; .ti "t thaw testing per section 8 of ASTM C-67. The void area of the UNI Eco-Stone®pavement is created when the pavers are installed(Figure 2).To provide a stable pavement surface and facilitate rainwater infiltration,the void area of the UNI Eco-Stone®must be filled with a graded aggregate suitable Ft. Lauderdale, Florida Loading Area for the project parameters(Figure 3). h The research confirms that UNI Eco-Stone®is a versatile �_ �> _ product,providing design professionals,developers,land x, i planners, regulatory agencies,and environmental commissions with new options for stormwater management and water conservation. UNI Eco-Stone®presents new possibilities in pavement surface water control to meet regulatory mandates, potentially reduce the size or need for special stormwater runoff _ -lek'---4---***1— --- facilities,and reduce or eliminate downstream flooding. In ip addition,UNI Eco-Stone®is an environmentally-beneficial #. paving system that utilizes infiltration as a natural way to handle storm runoff,conserve rainwater, recharge groundwater storage, improve water quality,and mitigate pollution impact on Figure 2 surrounding surface waters. ° . ,. ' , `.ii '-'",---1 Furthermore,UNI Eco-Stone®will be cost effective,allowing T more efficient use of available land that otherwise would not be ,,' . Ai ¢,4. _ developed due to requirements for stormwater retention or by - -` limitations on how much impervious area is allowed on a site. Cost of compliance with many regulatory mandates for -- stormwater management could significantly decrease with the - -" �"r use of UNI Eco-Stone®.This product gives the designer a tool ; 1 that can be used in a variety of ways to address stormwater } management problems and decrease the environmental impact AViiiiiiiialkiiitt- of land development. Figure 3 Construction of a UNI Eco-Stone®pavement is similar to that of traditional solid pavers(a flexible pavement with pavers as the wearing course,a bedding layer,base,subbase,and subgrade), with design considerations for water in-flow.More detailed information on designing flexible pavements is available in Rollings and Rollings(1992). The entire pavement system, includ- ing the UNI Eco-Stone®surface, the underlying base,subbase and _ subgrade, must be designed as a complete system to insure that all - - project objectives are met.As with all pavements,the individual -;` -10,—______"-- material properties,pavement function,traffic load,drainage i requirements,environmental conditions,and other special con- - - siderations must be addressed by the designer for each application. Generally,pavement subsurface drainage is designed to accom- modate the one-hour/one-year or one-hour/two-year frequency storm.The UNI Eco-Stone®report includes a one-hour/one- year frequency storm map for the U.S.which provides guidance for estimating a typical design storm for a UNI Eco-Stone® pavement to handle common pavement surface drainage con- ditions. However,if the UNI Eco-Stone®pavement is being designed to meet local stormwater control regulations,the design storm will be specified by the regulatory agency and will normally be more severe(e.g., 100-year storm requirements are St.Andrews Church,Sonoma, California common).The research established that a UNI Eco-Stone® pavement can be designed to drain virtually any design storm, considered. Recommended filter criteria and frost design infor- including 100 year storms. mation are also discussed in the UNI Eco-Stone®research report. The rate at which water will flow through the UNI Eco-Stone® As a reduction in perviousness of the UNI Eco-Stone®Paving surface will depend on the specific materials used to fill the System may occur due to organic growth and fines accumu- drainage voids and on the slope of the pavement. By judicious lation over a period of 3-5 years,cleaning with commercial selection of drainage opening fill and jointing material, the designer street sweeping/vacuuming equipment is recommended on an can achieve a wide range of permeabilities for the UNI Eco Stone® approximate 4-year cycle.Additional aggregate fill material can surface to attain a specific project's drainage objectives.The be added to the openings at that time,if necessary. bedding layer is often the same aggregate material that is used in the drainage voids.This simplifies construction and satisfies Ecoloc"is another UNI®product that possesses the same runoff and filter requirements;however,the material selected must also permeability characteristics as the UNI Eco-Stone®.Ecoloc"can be allow for proper seating of the pavers.UNI Eco-Stone® used in conjunction with UNI-Anchorlock,®a solid concrete unit I infiltration tests,potential aggregate gradations and flow rates, paver,to offer a combination of permeable and impermeable pave- and other design data are provided in the report and should be ments.Both UNI Eco-Scone®and Ecoloce'can be mechanically referenced for guidance on selecting appropriate materials. installed to speed installation and reduce project costs. Other factors which effect the permeability of the system include the existing subgrade,the type of aggregate materials The Rollings'report may be obtained from your local UNI-GROUP available for the base and subbase,construction,hydraulic U.S.A.manufacturer and should be consulted for detailed information design considerations,environmental conditions,etc.With to formulate design procedures and specifications.A qualified engineer pervious subgrades,all water may be drained directly into the or design professional should be consulted for applications utilizing the subgrade,and alternatively,some or all of the water may be UNI Eco-Stone®and Ecoloc""Paving Systems to ensure desired results. diverted to lateral storage or drainage systems.The research provides informative tables and figures for soil infiltration rates, For additional information on UNI®interlocking concrete unit pavers, typical friction angles of nonplastic materials,and permeability consult the following publication also available from your UNI - values for typical pavement materials,as well as a section on GROUP U.S.A.manufacturer: "Applications For Concrete Paving Block hydraulic design. In The United States Market",R.S.Rollings and M.P.Rollings, 1992. It is important to note that appropriate gradations of aggregate ©1993 UNI-GROUP U.S.A. PRINTED IN U.S.A. materials be used to prevent migration of particles from one layer UNI Eco Stone®and Ecoloc"are registered trademarks of F.von Langsdorff Lic.Ltd.,Mississauga,Ontario,Canada U.S.Patent No.-4,834,575 to the next which can cause problems with structural stability and plugging of the drainage system.In some cases,the use of "��t "v. ® UNI-GROUP U.S.A.NATIONAL HEADQUARTERS P €� g g sY a---- �� filter layers or geotextiles may be required,and for areas where i�I 4362 Northlake Blvd.,Ste.207 fit"_'� .t Palm Beach Gardens,FL 33410 frost action is a factor,proper specifications must also be " � (561)626-4666 FAX(561)627-6403 CgrW%r ials co.� Bellevue,Washington •• 425-603-0540 Spokane,Washington • 503-924-6699 A Metro 2040 Functional Plan: Title 3 Vegetated Corridor Width Options for Washington County & Cities DRAFT: March 17, 1999 Prepared by: Washington County Planning Directors Title 3 Implementation Committee OPTION 1: Submit existing water quality related construction standards and land use codes as Substantial Compliance. Description: Vegetated Corridors. USA Design& Construction Standards currently require a 25-foot vegetated corridor from top of bank or delineated edge of wetland for all perennial streams, springs and wetlands, and for intermittent streams draining>100 acres. Corridors disturbed during construction must be restored with native plants. Regardless, degraded corridors(with<25% canopy coverage and corridor areas with>10%coverage by blackberries or english ivy)must be enhanced with native plants. Some exceptions including gravel paths, some roads, utility construction, grading, water quality facilities encroaching up to 10-feet. "Averaging"of vegetated corridor width may be allowed, with minimum width of 10 feet for up to 25% of corridor length on the development site,provided that the remaining 75%of length is widened such that the minimum average vegetated corridor width is 25'. Some Cities have wider corridor requirements for some specific locations (see matrix). Other Water Quality Requirements Related to Title 3 Vegetated Corridor Functions& Values. Water quality facilities required for stormwater treatment to remove phosphorus from the average summer storm for most new development(developments larger that a single house or duplex). These facilities also remove considerable sediment and other pollutants such as metals and oxygen demanding organic materials, prior to the pollutants entering stream corridors. 90% plus of new development required to build onsite water quality facilities. The remainder that can't feasibly build onsite pay fee-in-lieu into fund for USA and Cities to build regional water quality facilities. Documentation and estimation of pollutant removals provided in"Unified Sewerage Agency Program Compliance Report and 1998 Annual Report to the Oregon Department Of Environmental Quality" (February 1999). Maintenance practices that remove sediment and pollutants prior to entering stream corridors. These include: street sweeping of all curbed public streets at least once per month and catch basin cleaning once every 1 to 1.5 years. Documentation and estimation of pollutant removals provided in"Unified Sewerage Agency Program Compliance Report and 1998 Annual Report to the Oregon Department Of Environmental Quality"(February 1999). Support for This Option. It is estimate that the removal of sediment loading by various management practices implemented by USA and the cities is at least 54%, and this does NOT account for erosion control, the 25' vegetated corridors or public education measures (Brown& Caldwell, Feb. 1999). The "Policy Analysis and Scientific Literature Review" for Title 3 1 prepared by Metro (July 1997)quotes buffer research showing sediment removal in the ranges of 50—85% for buffers used as filter strips for stormwater. However,urban stormwater from new development is typically piped through any vegetated corridors to prevent erosion, probably resulting in a decrease in removal rates as filtering can then only occur as water in streams rises up onto floodplains. Pro: • No changes necessary, continue implementing same programs. • Gives credit to existing water quality improvement measures being implemented in the Tualatin River Basin. Con: • May not fully cover upcoming temperature regulations,Endangered Species Act requirements, or Goal 5 needs. 2 OPTION 2: Adopt a 50-foot vegetated corridor standard for all perennial streams and wetlands (15-foot for intermittent streams with 50-100 acres of drainage area). ANY AVERAGING OR WQF ENCROACHMENT? Description: Pro: Con: 3 OPTION 3: Adopt the vegetated corridor widths presented in Title 3,with flexibility allowances under certain circumstances for"buffer-averaging", encroachment with water quality and detention facilities, and some buffer width reductions if certain enhancement or mitigation measures are applied. Description: For perennial streams, springs and wetlands identified on Title 3 maps and in local Goal 5 inventories: For slopes <25% for 50 feet or more from top of bank or delineated edge of wetland, and for perennial streams and springs with any slope, but drainage area<50 acres: require 50-foot minimum average corridor width. For slopes> 25% for 50 feet or more from top of bank or delineated edge of wetland (except perennial streams and springs with drainage area<50 acres): Require 200-foot maximum corridor width. Minimum average corridor width is per Metro Title 3 description (200' if slope>25% for 150' or more from top of bank or delineated edge of wetland; or the distance from top of bank/edge of wetland to slope break where slope becomes<25%plus 50' if slope> 25%for 50-150'). Also for slopes>25%: Minimum average vegetated corridor width may be reduced,to a minimum average width of 100-feet, with application of approved enhancement and/or development site mitigation measures that provide equivalent functions and values. Measures that may be considered by the local permitting jurisdiction are presented in the following table (any measure applied must meet all relevant codes and requirements of the local jurisdiction, such as plumbing codes). Other measures with supporting documentation of their effectiveness as related to Title 3 functions and values may be accepted as well. Vegetated Corridor"averaging": may be allowed to reduce vegetated corridor width to as small as 50% of the minimum average width(as defined above) for up to 25%of the vegetated corridor length on the development site. In this case,the remaining 75% of the vegetated corridor length must be widened as much as necessary such that the average vegetated corridor width is at least the minimum average width Storm flows must be directed away from the section of reduced-width corridor. 4 Enhancement/Miti Details Credit Technical Support for Credit gation Measure Enhancement of Degraded=less than 25% 2:1 credit(for every 2 square A Vegetated Corridor is the desired degraded corridor existing canopy coverage feet of enhancement,the credit result to meet Title 3 functions and areas and/or areas of primarily is 1 square foot allowable values. This provides an incentive blackberries. Enhancement= reduction of the vegetated to the developer to create the planting native trees,shrubs corridor,down to the indicated desired condition. &groundcovers,designed to minimum width) (ALSO— achieve at least 75%canopy SEE OPTIONS IN ITALICS coverage,with 80%survival AT END OF TABLE) after 2 years. Tree preservation Preservation and protection 1:1 credit for canopy area of Whether located in the outer portion of trees(6"caliper and preserved trees(for every of a vegetated corridor,or further larger)on the developable square foot of preserved upland,trees provide similar water portion of the site(outside of canopy,the credit is 1 square quality(and quantity)functions and vegetated corridor). This foot allowable reduction of the values for water interception, includes protecting in a vegetated corridor,down to evapotranspiration,erosion control, pervious condition the full the indicated minimum width) and shading of land surfaces that area under the tree drip line.) could otherwise heat storm runoff. Water quality Stormwater treatment 2:1 credit for the amount of The facilities remove pollutants in facilities facilities designed to meet the impervious surface treated(for stormwater before it gets to Tualatin Basin treatment every 2 square feet of corridors or streams,reducing the standard(65%total impervious surface treated,the need for corridor width for this phosphorus removal from the credit is 1 square foot purpose. Facilities do not treat all average summer storm) allowable reduction of the runoff,but do capture small, intense vegetated corridor,down to storms and the"first flush"of the indicated minimum width) pollutants from all storms. Disconnected roof 1. Complete disconnection 1. 1:1 credit for roof area Disconnects,especially those in downspouts =direction of roof runoff disconnected. case 1 provide treatment and flow to vegetated areas or into 2. 2:1 credit for roof area reduction/attenuation for all roof a rock-filled sump disconnected runoff. Case 1 effectively negates without an outlet. the presence of roof runoff for all 2. Partial disconnection= but large storms. Case 2 connection into rock- substantially reduces the runoff filled sump with impacts.University of Washington overflow to storm sewer studies suggest that control of or connection into impervious surfaces and flashy stormwater planter runoff is the highest priority for (Portland BES standards stream health improvements. for stormwater planter) Eco-roof or Roof Use Portland BES definitions 1:1 credit for roof area This completely negates the impact Garden &standards. covered or presence of buildings and roof areas covered,except for the largest of storms.University of Washington studies suggest that control of impervious surfaces and flashy runoff is the highest priority for stream health improvements. Tilled or amended Additional topsoiUmulch 2:1 credit for area with A University of Washington study landscape areas and/or tilling site soil to a added/tilled soil(for every 2 shows approx.40%decrease in (does NOT include depth of 1 foot(no vehicle or square feet of enhancement, runoff from pervious areas with 1' lawn areas) equipment will drive over the credit is 1 square foot of unconsolidated topsoil added. these areas after allowable reduction of the adding/tilling is complete), vegetated corridor,down to just prior to landscaping the indicated minimum width) 5 Enhancement/Miti Details Credit Technical Support for Credit gation Measure Additional Additional landscape or open 1:1 credit for adding areas that Impervious area is a primary driver Landscape/Open space areas,not part of the will preserve substantial native of urban stream degradation. Less Space Area vegetated corridor,above that vegetation(areas must have> impervious area=less runoff,less required for landscape 50%native vegetation)or that pollutants. University of standards are"nature-scaped"with all Washington studies suggest that native plants. 2:1 credit for control of impervious surfaces and other open/landscaped areas. flashy runoff is the highest priority Both of these are for preserved for stream health improvements. areas on developable land that are above the landscape standard. Pervious Pavement Paver blocks on sand,"grass- 1:1 credit This provides effective impervious crete",geo-grids filled with area reduction by allowing the small gravel and/or soil and smaller runoff flows to infiltrate, ground cover,and other and provides pollutant filtering. similar treatments(does NOT University of Washington studies include"open-mix"asphalt) suggest that control of impervious surfaces and flashy runoff is the highest priority for stream health improvements. Consider for all or some of the measures in the table: whether credit may be given for these being implemented off-site as well as on-site? Consider ways to encourage enhancement of 50'corridors? Could 50'be reduced if enhancement or mitigation measures applied? And/or, should the first 25'of any corridor have enhancement required if degraded, on the presumption that this part of this "greenfrastructure"must be up to `public standards"for permits to be issued? For intermittent streams with 50-100 acre drainage areas and any slope: require vegetated corridor width of 25' from centerline of stream, with"averaging"as laid out in existing USA Design & Construction Standards. For wetlands not identified above: Require 25' vegetated corridor,with"averaging", as currently required in USA Design&Construction Standards. Other Encroachments: Water quality and detention facilities may be allowed to encroach up to 25-feet from the • outside edge into the vegetated corridor, so long as at least 25-feet of separation is maintained between the facility and the top of bank or delineated edge of wetland. Any portion of the facility that is vegetated with native trees, shrubs and groundcovers, designed to provide at least 50%canopy coverage at maturity, will not require any other mitigation. Access roads and areas of facilities that do not meet the vegetation and canopy standard must be mitigated by a widening of the vegetated corridor elsewhere on the development site by an equivalent amount of area. Water quality and detention facility encroachment may be allowed only in areas of the corridor that currently are degraded (have less than 25%tree canopy coverage). Technical support for these facility 6 encroachments is that this can enhance degraded corridor areas (through native plant revegetation); a vegetated corridor is the goal. Pro: • Provides wider vegetated corridors than are currently required by Cities, County or USA. • Essentially maintains the vegetated corridor widths presented in Title 3. • Supports the Title 3 functions and values. • Provides flexibility, as allowed by Title 3,through clear and objective conditions. • Encourages developers to institute environmentally friendly stormwater management practices that reduce runoff and pollution impacts, by offering opportunities for some vegetated corridor width reductions and averaging. • Helps meet density goals by allowing water quality and detention facilities to encroach into vegetated corridors, and by allowing some effective stormwater management practices to be used in place of some of the vegetated corridor width. • Should reduce the number of variances and case hearings requested by developers as compared to the Title 3 Model Ordinance. • Expected to provide considerable support toward meeting upcoming temperature and Endangered Species Act regulations. Con: • Wider than existing vegetated corridors will make it harder to profitably develop marginal, hard-to-develop lands. • Fairly complex credits system may be difficult for some to understand or administer, will require strong technical and training support. • Will require development and implementation of new types of controls and assurances to ensure that the enhancement/mitigation measures are properly applied and maintained over time. 7 OPTION 4: Adopt the Title 3 Model Ordinance sections related to vegetated corridor width and application. Description: Adopt Section 4 of the Metro Title 3 Model Ordinance ("Water Quality Resource Areas). Pro: • Substantial Compliance approval is assured by Metro. • Provides substantial stream corridor protections, beyond the performance standards required by Title 3. • Expected to provide considerable support toward meeting upcoming temperature and Endangered Species Act regulations. Con: • Goes above and beyond the performance standards in Title 3, without technical water quality justification. • Does not allow for encroachment of water quality or detention facilities into vegetated corridors without widening the corridor(this reduces developable land). • Would require significant judgement calls and time-consuming process at the permit counter regarding allowing for encroachments into vegetated corridors or"averaging"of widths. 8 JAN-10-'00 TUE 20:09 ID: TEL NO: U015 OWE XIIi $ \V JOHN McDONALD ENGINEERING SOILS - CIVIL - GEOTECHNICAL V • Ground-Penetrating RADAR Z • �; 10116 SE Stanley Avenue J N; Portland, Oregon 97222-4351 (503)664-0180 Fax (503)654.8765 1 ��pp Tax ID 93 074 6595 aW o .. March 18, 1999 z @, John Low Consulting Engineers, Inc . Zr g 27448 NW St. Helens Road OAR `' Scappoose, Oregon 97056 "Mit STORMWATER DISPOSAL FOR 7410 SW BEVELAND STREET IN TIGARD The SW Beveland Street site is a residential home that i being converted to an office. The car parking area will need L.0 have a means of disposal of stormwater since there are no stormwater sewers in the area. A test hole was made in the area to be used for a parking lot. It found silty soil (ML) to a depth of three feet where an almost waterproof layer with mottled soil colors was found. Several inches of the silty soil above the mottled layer was saturated with water. The USDA Washington County Soil Survey shows a boundary between Quatama soil and Woodburn soil at this location. Both these soils have this waterproof layer feature as a result of 1 thousands of years of soil development. Groundwater that results from winter rains flows downslope above this shallow soil layer and eventually seeps into a creek. In my opinion this soil would be suitable for on-site infiltration from the parking lot. This could be done in different ways. A dedicated seepage trench could be made, with the pavement runoff traversing a "grassy Swale" to cleanse the water before being dumped into the seepage trench. However, the ground is almost flat now, and either fills or cuts would be needed in order to provide pavement drainage slopes . Porous pavement would work well here on the level ground. Because of the small size and intricate layout of the parking area a porous asphalt pavement could be more trouble to install than using concrete paving stones . The concrete paving stones have joints and spaces that let the water oink downward. • . JAN-10-'00 TUE 20: 10 IP• TEL N0: #015P02 John Low Consulting Engineers 2 March 18, 1999 For a design rainstorm of 2-hour duration and 10-year recurrence that drops an inch of rain, one cubic foot of drain rock could temporarily store the runoff from 4 square feet of paved surface. Looked at in another way, a 3" thick layer of drain rock under the total pavement area would provide sufficient storage. This water storage layer could provide part of the structural base course for the pavement. In addition to the 1- 1/2" to 3/4" drain rock, a finer 3/4" to 3/8" crushed gravel would be needed to provide a permeable, stable surface for the concrete paver blocks. Also, nonwoven filter fabric equal to Exxon GIF 125 would be needed above and below the drain rock to prevent infiltration from the soil below and the finer gravel above. Very truly yours, PROFESS � EB57 ` OREGON �i '/‘14 Y8,19� oyN I( Mcc° A4741.-tri /e/ JAN-16-'00 MON 22:24 ID: TEL NO: #022 P01 JOHN McDONALD ENGINEERING SOILS - CIVIL - GEO'TECHNICAL Ground-Penetrating RADAR 10116 SE Stanley Avenue Portland, Oregon 97222-4351 (603)864-0180 Fax (603)654-8785 Tax ID fl 0/4 CS£S April 5, 1999 John Low Consulting Engineers, Inc. 27444 NW at. ,Islas Road Scappoose, Oregon 97056 STORMWATER DISPOSAL FOR 7410 SW BEVELAND STREET IN TIGARD i 1 The SW Bev.land Street Bite is a residential home that is 1 being converted to an office. The car parking area will need to have a means of disposal of atorxnwater. A test hole was made in the area to be used for a parking lot. It found silty soil (ML) to a depth of three feet where an almost waterproof layer with mottled coil colors was found. Several inches of the silty soil above the mottled layer was saturated with water. The USDA Washington County Soil Survey shows a boundary between Quatfma soil and Woodburn soil at this location. Both these soils have this waterproof layer feature as a result of thousands of years of soil development. Groundwater that rosults from winter rains flows downslope above this shallow soil layer and eventually seeps into a creek. In my opinion this soil would be suitable for on-site infiltration from the parking lot. This could be done in different ways. A dedicated seepage trench could be made, with the pavement runoff traversing a "grassy swal." to cleanse the water before being dumped into the seepage trench. However, the ground is almost flat now, and either fills or cuts would be needed in order to provide pavement drainage slopes. In addition. curbs would have to be made to direct the flow of water. Porous pavement would work well here on the level ground. •�O$NNO NB o►N�LOW Doty 43-3123 W. PN;(543)6 III Lem ON I''.DNd : H1_1�J1 . i •I1 JAN-16-'00 MON 22:25 ID: TEL HL. U022 P02 John Low Consulting Engineers 2 March 18, 1999 For a design rainstorm of 2-hour duration and 10-year recurrence th t drops an inch of rain, one cubic foot of drain rock could teiporerily store the runoff from 4 square feet of paved surface. Looked at in another way, a 3" thick layer of drain rock under the total pavement area would provide sufficient storage. This water storage layer could provide part of the structural base course for the pavement. In addition to the 1- 1/2" to 3/4" drain rock, a finer permeable gravel would be needed to provide a stable surface for the asphalt surface layer. Also, nonwoven filter fabric equal to Exxon GTP 125 would be needed below the drain rook to prevent infiltration from the soil below. The traffic is care except for an occasional garbage truck. The C8R of the soil is taken as 3 . Porous asphalt is considered to have a slightly lower stability than regular asphalt. The drain rock would have a lower gravel equivalency that a dense graded gravel. Taking these factors into account the recommended pavement structure is: 2V," Asphalt State Highway "E-mix" 2" Aggregate Class "E" 5" Crushed Drain Rook Ws" to 3/4" Layer of Nonwoven Filter Fabric (Exxon OTF 125) Very truly yours, e PROFF , 6857 4 r ,/ ' ., / y -,/, (-I, -"V ,i OAIGON ,p ''Kra. ,z° tiH K. McD0 jea4,v. /2/ec I 1 "a d . TON nro-id : '.:,_ids PR,E - APPLICATION CONFERENCE NOTES <z)(ye ter 9 -!r!t-j)y CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES �Dev elapment (ITT Or MORD,ORCaOti (Pre-Application Meeting Notes are Valid for Six(6) Months) Shaping A(Better Community NON-RESIDENTIAL - PRE-APP.MTG.DATE: 9-20 p9 STAFF AT PRE-APP.: ,T�,�/Q APPLICANT: .c U 4,-1-- Deeirt# AGENT: rsoIp A cteo2 Phone:I ) Phone: [ l PROPERTY LOCATION: ADDRESS/GEN.LOCATION: TAX MAP[SI/LOT#[S]: NECESSARY APPLICATION[S): A nrtuJ .X /re/4i PROPOSAL DESCRIPTION: aii4J4 y 547 o c. .4„-/c5 0-r rex 77/oo COMPREHENSIVE PLAN MAP DESIGNATION: C-G ZONING MAP DESIGNATION: C—e' IA Aryi c 01.1041E_Z/ d (3ri/e>.--4y C.I.T.AREA: FACILITATOR: PHONE: [503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: / sq. ft. Average lot width: co ft. Maximum building height: `i'S ft. Setbacks: Front ft. Side 9' -.-0 ft. Rear ft. Corner ft. from street. MAXIMUM SITE COVERAGE: 85 % Minimum landscaped or natural vegetation area: 5 %. [Refer to Code Section 18. 520.2 I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.060) CITY of TIGARD Pre-Application Conference Notes Pagel of 9 NON-Residential Application/Planning Rhdslon Section SPECIAL SETBACKS STREETS: feet from the centerline of ESTABLISHED AREAS: feet from • • LOWER INTENSITY ZONES: feet, along the site's boundary. FLAG LOT: 10-FOOT SIDE YARD SETBACK. [Refer to Code Chapter 18.7301 SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: • A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual building setbacks will be at least half('/2) of the building's height; and '.- The structure will not abut a residential zoned district. (Refer to Code Section 18.730.010.RJ ARKING AND ACC REQU ED parking for this type of use: • /0oc 5y 507/ax), Parking SHOWN on preliminary plan(s): F: 4/70,6>s aid SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet. • Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 5 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. (Refer to Code Section 18.765.0401 Handicapped Parking: • All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Minimum number of accesses: / 2 Minimum access width: , Minimum pavement width: 4 2'/' All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: - [Refer to Code Chapters 18.765 and 18.7051 CITY of TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Residential AppllcatioUManning Division Section ALKWAYREQUIREMEN SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE • GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. [Refer to Code Section 18.705.030] LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. [Refer to Code Section 18.765.080] 1111 AREA The city requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. [Refer to Code Chapter 18.795] BUFFERING AND SCREENING ln_.oc EASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. [Refer to Code Chapter 18.745] The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: , 7/2c7/c •,s rcSid� A/ LANDSCAPING �-�„dsk 4 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.745,18.165 and 18.7051 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Residential AeolleatleUrlanolne Mien Section • SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Chapter 18.780) SENSITIVE LANDS e provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.7151 STEEP SLOPES n STEEP SLOPES ex't, prior toivance of a final order, a geot-' nical report must be submi which addresses the approval s dards of the Tigard Corn • nity Development Code Section 1 . 75.080.C. The report shall be bas-• upon field explorati•' and investigation and shall include specs recorp?nendations for achieving - requirements •' Section 18.775.080.C.2 and\ 18.775.080 UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,R&0 96-44 1,, c141 5 ('//e•/— b-11"rJ ANn DEVELOPMENT ADJACENT-TO S€NSITtV-E- k EAS shall preserve and maintain or create a°uf� vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive1''74id' area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON-Residential Application/Manning OlMlsloa Section - WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWM] WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY I TRICT implemen a- policies of the Tigard Comprehensive Plan and is intended to resolv- conflicts between developm- - and conservation of significant wetlands, streams and ripari- corridors identified in the City o ..ard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of prope -y while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; aintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; inimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve sce ic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS TH REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" rovisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are ma "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average nnual flo ss than 1000 cubic feet per second (cfs). Y Major stream in Tigard inclu FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND O HER TRIBUTARY REEKS) AND\BALL CREEK. Minor Streams: Streams which are N T "FISH-BEARING STRE S" ac ording to Oregon Department of Forestry maps . Minor streams in Tigard include Summer ek, erry Dell Creek, Red Rock Creek, North Fork of Ash Creek and ertain short tributaries of the Tua atin River. Riparian Setback Area: This AREA IS MEASU ED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP- F-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian Setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). Y The standard TU LATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with th s chapter. Y The MAJOR ST AMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with t I chapter.' ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Refer to Code Section 18.797.030] CITY of TIGARD Pro-Application Conference Notes Page 5 of 9 MOM-ResldentlalAppllcation/Planning Division Section • Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION O THE TUALATIN VER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50 o to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, rovided that equal or better protection for identified major stream resources is ensured through st eambank restoration and/o enhancement of riparian vegetation in preserved portions of the riparian etback area. Eli.ibilit for Riparian Setback in Di rbed Areas. TO BE ELIGIBLE FOR A RIP A 'IAN S ' :ACK REDUCTION, the applicant must demonstrate that the riparian corridor was sus tantially dist •ed at the time this regulation was adopted. This determination must be bas:d on the Veget- on Study required by Section 18.797.050 that demonstrates all of the followi g: • Native plant species c rrently cover less than 81'. of the on-site ripa 'an corridor area; • The tree canopy curre tly covers less than 50% o the on-site rips an corridor and healthy trees have not been re oved from the on-site riparian etback area f r the last five years; • That vegetation was nit removed contrary to the provisio• of Secti n 18.797.050 regulating removal of native plant species; • That there will be no i ringement into the 100-year floodplain; and The average slope o he riparian area is not greater than 20%. [Refer to Code Section 18.797.100] EE REMOVAL PLAN REQ11I R THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18.790.030.CJ CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Residential APplIcation/PlannIng Division Section MITIGATION RE PLACEMENT OF A TREE shall take place according to the following guidelines: '.= A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.EJ NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Chapter 18.32] CODE CHAPTERS 18.330 -- 18.390 X18.520 _ 18.715 :- --18.765 18.795 18.350 18.420 18.530 18.730 18.775 18.797 18.360 18.430 - 18.620 .- 18.745 _ 18.780 18.800 18.370 18.510 -- 18.705 18.790 IMPACT STUDY' As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050] CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Anollcatlon/Planning Division Section NEIGHBORHOOD MEETING THE—APPCICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) SUBDIVISION PLAT NAME RVATION PRIOR TO BMITTING A SUBDIVISION LAND USE • 'PLICATION with the City of Tigard, applicant's re required to complete and file a subdivision plat naming request with the Washington County rveyor's Office in order to obtain appr. al/reservation for any subdivision name. Applica • ns will not be accepted as complete u • the City receives the faxed confirmation of approval from the County of the Subdivisio - - Reservation. (County Surveyor's Office: 503-648-88841 LDING PERMITS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Chapter 18.755) ADDITIONAL CONCERNS OR COMMENTS: Udi://A vi ( 4/iws deri4do • /x4,40, L 4- d /s Jh /- t'JOliel • - - nom.! °/i4�[G �✓ of C/�/ i9 y1y s /clr'f4o/ G✓/(/q 4//� c�9 f �t n/ /�G fps fit �' ,7� � etSS'4 E-,.,,��r� Zye_f� v v I. . . . _ . or r.•• vie CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Residential Application/Planning Division Section PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. `. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 6;;4y(,aunt.-/ . A basic flow chart which illustrates the review process'is available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by tfie Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a .prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: .T/i h/"/u CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503 639-4171 FAX: 503 684-7297 E-MAIL: stairs first name)@ci.tigard.or.us is\cu rpl n\masters\revis ed\preapp-c.mst (Engineering section:preapp.eng)\ Revised 1/28/99 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residential Appllcatlon/Planning Ohasion Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: J-CiLi Date: 9-20 5,<-1 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stam ed, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject prope . ailing envelopes shall be legal-size, addressed with 1"x 4" labels —' Documentary evidence of neighborhood meeting 4iEreeisioietli Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): 13 Vicinity Map -Er-- Preliminary Grading/Erosion Control Plan ®K- Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Q/ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan GY Tree Preservation/Mitigation Plan 0r. Site Development Plan 9----Architectural Drawings fe]-' Landscape Plan ❑ Sign Drawings Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 30 COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 • , .4. SPECIAL STUDIES AND REPORTS • Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: r Traffic Study ❑ Local Streets Traffic Study • Wetlands/Stream Corridor Delineation and Report (Can cis . 4,1Gitewo0c1 r-r-9 ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ®- Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). inity p Cxc �ss�x -4 Aristi,e„ Showing the location of the site in relation to: m.� / 'a'y/'�L • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ cisting Conditions - aaa Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with ?6"caliper measured 4' from ground level ❑ • Location and type of noise sources ❑ • Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • •Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer,engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other Ian encumbrances El• The location of all trees with a diameter 6 inches or greater meap&ed at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, etlands and marsh areas The proposed lot configurations, lot sizes and dime sions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ / Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ • Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5' for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ • Location of all permanent buildings on and within 25' of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6" or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ • Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s) of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ andscape PI Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Publicynprovien nts/Streets J, Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 •Grading/Erosion Control Plan • The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ celiminary Storm Drainage Plan-• The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tr-eei reservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ rchitectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ / ddre 1/c e fa 5 Sign Drawings f Specify proposed location, size and height ❑ • is\;curpin\masters\revised\chklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES • Aar All ENGINEERING➢ ENGINEERING SECTION Q City ' Community Community t Shaping A Better Community 2ct of �7 PUBLIC FACILITIES 'c c Si-r The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( ) to feet from centerline. ( )_ to _ feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: ( P^R-'<<"--- street improvements will be necessary at� g .a...r› to include: ❑ feet of pavement concrete curb ❑ storm sewers and other underground utilities • 6 -foot concrete sidewalk —4-street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CEK- qt,,) Aba-4--tr> Ehzrit.E. WI•4; CITY OF TIGARD Pre-Application Conference Notes Page1116 Engineering Department Section • • O ( stre nprovements will be necessary alc qbt,pi to include: T° —feet of pavement C,--4?--?? - -{ [concrete curb Wstorm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. F iR E l.-1 f cAn R'�6=.ltitet-t v-sT - — G rva� wa�a �A s iC � D ti- r I ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1 .) (2 ) - - — (✓) Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines CITY OF TIGARO Pre-Application Conference Notes Page 2 of 6 Engineering Department Section are on the opposite e of the street from the site. If th, in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the _.,erhead lines. There are existing overhead utility lines which run adjacent to this site along SW . Prior to , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located Ark s -r<.- 14t6, 211 . The proposed development must be connected to a is public sanitary sewer. It th developer's responsibility to �� p.$�.ec_ � - Ac ss 47'1t `Cc t.J,,at..j) ,-rIZ . Ko'f 6� DeP 'ro ,,E ,►� 1'VLi&A c 4 1.ALD s IPSO. Water Supply: The Udect---- t -r. - Phone:(503) provides public water service in the area of this4 site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. ° Q ,rte !7G(a.sTic,.i 12 vtiR-Cf) MUS'C To U At,-0 ( P L Tt 2- At' 4VA - -Gp DRAT s —co. Wu> Zl1 . Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from CITY OF TIGARO Pre-Application Conference Notes Page 3 of 6 Engineering Department Section • newly created impervious : aces. The resolution contains a p pion that would allow an applicant • to pay a fee in-lieu of constructing an on-site facility provided sr .ific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: (vy Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. -R fT-<<- SL.F-.A SD2 APRsafi,,,j TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. r PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CITY OF TIGARD Pre-Anplicatlon Conference Notes Page 4 of 6 Engineering Department Section • In addition, the pei ee will be required to post a bor 'r similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be 0 submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS FL UBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 4 -1 . 41 I tag9 ENGINEERING DE RTMENT STAFF Phone: [503)6394171 Fax: [503)684-7291 h:\patty\ma sters\preapp.eng (Master section preapp-r.mst) 04-March-1999 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section . Y ' GROUP 'MACKENZI E March 31, 1999 City of Tigard Community Development Department Attention: Mark Roberts 13125 SW Hall Blvd Tigard,OR 97223 Re: Beveland Street Property Pre Application Conference Group Mackenzie Project#990031 a on c0 O N ° 06 Dear Mark: • • O N N N The purpose of this letter is to schedule a pre-application conference regarding an office building e located on a 3.12-acre site at the terminus of SW Beveland. The legal description for the site is 2S 1 • `" 1BD tax lot 100. The site is zoned C-G,General Commercial,with a PD,Planned Development, 0 0 overlay and is within the Tigard Triangle District. E As shown on the enclosed site plan,proposed development includes a four-story office building with a structured parking adjacent to Highway 217 and surface parking and landscaping areas on the eastern portion of the site. o ° ° In addition to the standard issues and concerns addressed at a pre-application conference,we would G .. • d • z like the following items answered or addressed: O °o• • Discussion regarding traffic issues relating to the proposed development ro • Confirmation of setbacks to adjacent residential development(apparently being rezoned?) • Review of wetland setbacks • Discussion regarding the Sensitive Lands/PD overlays ° • Confirmation of the review processes required for this development Enclosed is the$240 pre-application conference fee. It is my understanding that pre-application Group conferences are scheduled for Tuesday or Thursday mornings. As development plans are underway, Mackenzie, we would appreciate being scheduled as soon as possible. If you have any questions or concerns Incorporated regarding this application,or need additional information,please do not hesitate to call me at 224-9560. Plano Sincerely, Group Mackenzie 1 ' Engineering, Geraldene Moyle Incorporated Planner Civil/Structural Engineering GEM/wp Transportation Planning Enclosures The tradition of Mackenzie c: Greg Specht-Specht Development Engineering and Mackenzie/Saito Jeff Reaves,Tom Wright-Group Mackenzie con tinges. H:\PROJECTS\990031\W P\9C31 L 1.SK CITYOFTIGARD 411‘ PRE-APPLICATION CONFERENCE NOTES Community Deveropment [Pre-Application Meeting Notes are Valid for Six[61 Months) ShapingA Better Community NON-RESIDENTIAL PRE-APP.MTG.DATE: /-07?-q, STAFF AT PRE-APP.: ,TN7.gC' APPLICANT: )iv,'cJ llejlan" AGENT: J 'vx^ l q Phone:[ 1 590 -/656 Phone: I l PROPERTY LOCATION: / ADDRESS/GEN.LOCATION: 7 V �Sw g J&I /)d TAX MAP[SI/LOT#[SI: a S/ ,lam 0/ A& 1x / ,27o y NECESSARY APPLICATION[SJ: e+./ 1/41-,a 714(10:_, 4/- /onabbn PROPOSAL DESCRIPTION: eAsi4 , y/ t4 res,�o�� r�5 ��r� ct i 0 "C c COMPREHENSIVE PLAN ,� MAP DESIGNATION: 694/4/fry- / ZONING MAP DESIGNATION: ,'n6/ C.I.T.AREA FACILITATOR: PHONE: [5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: sq. ft. Average lot width: 5'' ft. Maximum building height: ft. Setbacks: Front ft. Side ft. Rear ft. Corner ft. from street. MAXIMUM SITE COVERAGE: R5 % Minimum landscaped or natural vegetation area: 1 %. [Refer to Code Section 18. .5-a.° 1 A44. r/ - rq 6 /5.yo ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.0601 CITY OF TIGARO Pre-Application Conference Notes Page 1 of 9 NON-Residential Application/Planning Division Section SPECIAL SETBACKS STREETS: feet from the centerline of ➢ ESTABLISHED AREAS: feet from • ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. (Refer to Code Chapter 18.730] SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built'to a height of 75 feet provided that: ➢ A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; ➢ All actual building setbacks will be at least half(1A) of the building's height; and ➢ The structure will not abut a residential zoned district. (Refer to Code Section 18.730.010.BJ PARKING AND ACCESS REQUIRED parking for this type of use: i•7 / 0D -Jc S 9Ce 5 ��sc .c C CLv fc� Parking SHOWN on preliminary plan(s): /"--21 #- dol f t ti� /-c qte 3� �� G\i C.vor/L_ SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: • Standard parking space dimensions: 8 feet, 6 inches x 18 feet. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 5 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. (Refer to Code Section 18.765.0401 Handicapped Parking: ;> All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Minimum number of accesses: ! Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: [Refer to Code Chapters 18.765 and 18.105] CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Residential Application/Planning Division Section �W REQUIREMENTS WALKWAYS--S1�ALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. [Refer to Code Section 18.705.0301 LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. [Refer to Code Section 18.765.080) (CLEAR-VISION ARM". Th>=Ciquires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3)AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. [Refer to Code Chapter 18.795) BRUhFERtRCI[ND SCREENIN °-97 '774 ' Re-1044g I VSc In order ICI- INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. [Refer to Code Chapter 18.7451 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: NDSCAPIN REET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.745,18.765 and 18.7051 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NON-Residential Application/Planning Division Section SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. [Refer to Code Chapter 18.7801 • SENSITIVE LANDS • The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIAL UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pr application conference based on available information. HOWEVER, the responsibility to precisely - identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHI LOODPLAINS. [Refer to Code Chapter 18.1751 STEEP SLOPES When STEEP SLOPES exist, i r to issuance of a final order, a geote hnical report must be submitted which addresses the appitval standards of the Tigard Communi Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C.2 and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,R 8 0 96-44" LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the watery functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 5 feet in width. In any, case, the average width of the vegetated corridor shall be a minim of 25 -et, Rest,ctions in the Ve•etate Corridor:' NO structures, development, construction activities, gardens, lawns, application of chemicals, d ping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: y A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and CITY OF TIGARI) Pre-Application Conference Notes Page 4 of 9 NON-Residential Avollcallon/Planning Division Section WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE-PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R&0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVER AY DISTRICT ALSO TS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural esources) and the "safe bor" provisions of the Goal 5 administrative rule (OAR 660, Division 23)., These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is Aso a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual ow less than 1000 cubic feet per second (cfs). D Major streams in Tigar include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIB TARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Se ack rea: This AREA IS MEASUREDIZONTALLY ROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS�R THE DGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the sa s the "riparian corridor boundary" in OAR 660-23- 090(1)(d). D The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in ac dance with this chapter. ➢ The AJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with t is chapter. ➢ ISO TED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no rips an setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Refer to Code Section 18.797.0301 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Residential Application/Planning Division Section Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUC - AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided—that-equal or better protection for identified major stream resources is ensure through streambank restoratian-and/ar enhancement of riparian vegetation in preserved portions of he riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SET ACK REDUCTI04, the applicant must demonstrate that the riparian corridor was substantially dist bed at the time this regulation was adopted. This determination must be based on the Veget t�ion Study required by Section 18.797.050 that demonstrates all of the following: D Native plant specie currently cover less than 80% of th on-site riparian corridor area; D The tree canopy c rrently covers less than 50% of the'on-site riparian corridor and healthy Y P Y trees have not been removed from the on-site riparian setback area for the last five years; D That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native pla t species; D That there will no infringement into the 100-year floodplain; and • The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.797.100] EE REMOVAL PLAN REQUIREMENTS `■_ A TREE PAN FORHE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: D Identification of the location, size and species of all existing trees including trees designated as significant by the City; D Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: b Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; * Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; * Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; b Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; D Identification of all trees which are proposed to be removed; and D A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18.790.030.C.) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Residential Application/Planning Division Section ITICATION REPLACEMENT OF A TREE shall take place according to the following guidelines: > A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: b The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.EJ EIARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Chapter 18.32) CODE CHAPTERS 18.350 18.715 c-I8.795 18.780 18.330 18.430 18.775 18.730 ✓18.765 18.755 18.370 18.420 18.797 —'18.745 x/18.705 18.360 18.790 ,:--- 18.800 y (T _57,t) IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Application/Planning Division Section NEIGHBORHOOD MEETING _ THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APB 2ROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. [Refer to the Neighborhood Meeting Handout SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION AND USE APPLICATION with e City Of Tigard, applicant's are required"to complete and fil a subdivision plat naming request/With the Washington County Surveyor's Office in order to tain approval/re rvation for any subdivision name. Applications will not be accepted as c plete until the City eceives th faxed confirmation of approval from the County of the,�bd vision Name Reservation. [County Surveyor's Office: 503-648-88841 BUILDING PERMI S FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). YCLING plicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Chapter 183551 ADDITIONAL CONCERNS OR COMMENTS: /Jo i-'tee ( / / 5 G✓-//lt/orf CA/4IKki=y v fich/ L-3-e//9n �.✓i}//4�7/ i °��d / '9/�:!J - /S n_d/a',q/ . // e_CA� 7X 5 / �•1 €XIST4 5774- .7 /tG /1"iXX. , / �974O 1 A /a, de-s 1 �� 'Ice; cq �l'ecl /J.. :r I .f ✓v / _ .t^ ,t .., ESE PF ►11L let t - TA- / vll `� ZN A D D I-'/a r. 1 t.A,1T ( q r:1 / .,. f 11 r'Ji i Z )d yy k. w )fk v/e f ) ( eve' An a ve}rJ- .wya.. c F rr��„e CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Residential Application/Planning Division Section 6 ,4- t! , c/. ,;/ rx rte? tc r1f "� rin Cvrr,.c71`'t/ fQ -4.2tt ".... `'V L-Gct(I/11/{ �' k.�'t- PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1). 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. ItEASINOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site` per. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It Is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 37/09 (4„)€'/ /°%A CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 15031639-4171 FAX: [5031684-7297 E-MAIL: jstaffs first name)@Ci.tigard.or.us is\curpl n\masters\revised\preapp-c.mst (Engineering section:preapp.eng)\ Revised 11/26/98 CITY OF TIGARU Pre-Application Conference Notes Page 9 of 9 WON-Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development•staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: JTh),-i NGI'wl< Date: /-2B-” 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal-size, addressed with 1" x 4" labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): a-- Vicinity Map Er- Preliminary Grading/Erosion Control Plan Existing Conditions Map Er Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map 9 Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan Tree Preservation/Mitigation Plan Site Development Plan ®Architectural Drawings DV Landscape Plan ❑ Sign Drawings 17/ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES ' '' COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑/ Storm Drainage System Downstream Analysis Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ • Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). VQ-dinity Map, goxe090'014 del /ilsvrt ierls we Showing the location of the site in relation to: ��`�V`�`�� /�9�` `� • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_ 6" caliper measured 4' from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as fleabite) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdi ided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades anntervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greate measured at 4 feet above ground level ❑ • The location of all structures and the present uses of th structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision imp vements ❑ Existing natural features including rock outcroppin , wetlands and marsh areas The proposed lot configurations, lot sizes and di ensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indic ted upon such lots ❑ If any of the foregoing information cannot pra icably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the appli tion materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent / ❑ The map scale, north arrow and d to ❑ Proposed property lines ❑ Description of parcel location d boundaries ❑ Contour lines (2' intervals fo slopes 0-10% or 5' for slopes >10%) ❑ Location, width and name of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permane buildings on and within 25' of all property lines ❑ Location and width of water courses ❑ Location of any tree/with 6"or greater caliper at 4' above ground level ❑ All slopes greater,t♦'ian 25% ❑ Location of exisng and proposed utilities and utility easements ❑ Any applicab deed restrictions ❑ Evidence t at land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site D�e`ve�apment Plan The pro sed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances arid exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ an. Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ ublic Improvemen /Streets Plan-- Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 au' rosion Control • The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ i i ies Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ 411• eliminary Storm Drainage Pla The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tee-Preservation/Mitigation Pla Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ r--)VEh-Fteztural Drawing Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ • is\;curpin\masters\revised\ch klist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION CommCity unitygDeve opment Shaping A Better Community PUBLIC FACILITIES ic- The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2 ) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( v 'e2 to .9 feet from centerline. --`1.3 HvJ (R' may,,,,,) ( ) to feet from centerline. s° �- ( )_ to feet from centerline. ( ) to feet from centerline. Street improvements: ( vj street improvements will be necessary along SW cJ D to include: Q le feet of pavement 1 .A Er concrete curb Q'storm sewers and other underground utilities [r C e -foot concrete sidewalk street trees [street signs, traffic control devices, streetlights and a two-year streetlight fee. 4 £ NAevs,Qc -ra t v.,04 ,1e -t;-� rz Ac CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • ( ) stree provements will be necessary alor to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) ,_ street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. (--) Section 18.164.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW �,� • . Prior to �cc..eAt.3�{ , the applicant shall either place these utilities underground, or pay the fee in-(ieu described above. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section , In some cases, where stre€ )provements or other necessary p : improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) • Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located ApJ^r ( -cam }-4t1/4.i4 ?i l . The proposed development must be connected to a*: . It k. the developer's responsibility to sat-a_ t c—c -c d'' SC-V1/4.a- AP .'t-p Di St' t�� 5.4 1K+1 ‘2- Ana APPP-.,/0-- ?2 \ wasa . c . Fes- hs a#c-srre /r Pet A F t ti{-c_4 t1) -/2- Ex ,n)Sc oe.l "Teo Try.; 6-y. Water Supply: The - V - Phone:(503) 2-4C "3331 provides public water service in the area of thil site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchitl, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. .• {,nnrr A si*-E-^ PP-Porcq,e PLs w‘ •t-+ SD IL • (-1-V-AlE f 3 ttz-4 ESA . Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Oepartment Section . to pay a fee in-lieu of cons, Ling an on-site facility provided sp is criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( ) Construction of an on-site water quality facility. ( f` Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section Compliance Agreem (CAP). This permit covers more ensive work such as main utility • line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be • submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS FOISBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: . V`a 1 f 2.6+/ ENGINEERING DEPARTMENT STAFF Phone: [5031639-4171 Fax: [5031 684-7297 n\patty\masters\preapp.eng (Master section:preapp.r.mst) 01-Sept-98 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Oeeartment Section Pre-Apps (CD Meetings) January 1999 1 2 ;_. :::::;:>:::::::a:a:a:•;>no->::•:::::•::•::,::aiia;:•>:..... :i:y'{`•: tai?:';<::3:? i2;:i:�'�SCv,+.::y:: •}.',f5:> ::.i�?.S?:•":i'::?}�f::•i::i:•::iti4i 3 4 5 6 7 8 9 10 11 12 13 14 15 16 LI 17 18 19 20 21 22 23 <= 24 25 26 27 28 29 30 Thursday, January 28, 1999 31 8:00 8:30 9:00 9:30 10.00 Pete Vrontakis (Rank. a1em) Q3-585.5290 SDR 10:30 11.00 David Newham 590.1656 SDR 7410 SW Beveland 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 4:43PM Tuesday, January 19, 1999 A-Mkt\ Cc ��3 \k- -k-k- cceo \-7 (-€ 0 (7 ( A_2-7ctc sa AMU *e, ct,z %-e(e .e6, .-s-V ADDITIONAL DOCUMENTS 08/16/99 14:07 $`503 625 6179 PRIDE DISPOSAL Qt 001/007 7 Pride Disposal Co. Fa)C Ta. !NI C i'154-r CO. F$SF,om: 1-` a y //r Fa= 1 503- -43- SI.49 Date: -q`f Phone: Pages' R.:----- —•_ �......-Alts: 411 0 Urgent ❑ For Revi.w ❑PNas.Comment 0 PM.ss.Reply ❑ PM.sse Recycle ThLEPHONIE:(503)6254177 FAX 0 (503)6254170 •Coommor ls: 11nnII (....n. O qv )P g eu t"-b< 11-°'/ Att-Alai eervev-5 Li-1'444 L5 '11 "4-) 11 % \-141 A"- ,�. )1( September 8, 1999 CITY OF TIGARD John R. Low OREGON 27448 NW St Helens Scappoose, OR 97056 RE: Plans Check Number: 9-3C This letter is to confirm receipt of your building plans which have been routed to the building department plans examiner. As a reminder, the associated land use case(s) is/are: SDR1999-00008 Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans are not routed to the planning or engineering departments; you must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, your building permit will not be issued without approval from the engineering andplanning departments. If you have any questions regarding this notice, please feel free to telephone me and I will be happy to explain further. Bonnie Mulhearn Development Services Technician cc: Building file cc: Planning Department cc: Engineering Department I:\DSTS\BUPLUC.DOT 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 09/08/1999 Conditions A )ciated with Case #: SDR1c 00008 2:33:33 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 CONVERSION W/O ADDITION 0 Not Met 08/11/1999 JMA Submit a revised site plan that shows the conversion without the proposed addition. If,at a later date,circumstances would allow an addition(change in code,variance approval,etc.)a modification approval would be required.(Staff contact:Julia powell Hajduk,639-4171 x407). 0001 LANDSCAPE ARCHITECTS CONFIRM 0 Not Met 08/11/1999 JMA Submit confirmation from a landscape architect that the proposed Holly shrub between the parking lot and the street will provide the required screening or submit a revised landscape plan that shows plants that will achieve this screening standard(Staff contact:Juli apowell Hajduk,639-4171 x407). 0001 VEGETATION NO TALLER THAN 3' 0 Not Met 08/11/1999 JMA Submit confirmation from a landscape architect that the vegetation proposed will not exceed 3 ffet in height. The trees proposed are permitted,provided the branches below 8 feet not be removed until the tree has reached a maturity point that is suitable for limb removal(Staff contact:Julia Powell Hajduk,639-4171 x407). 0001 RVSD PRKNG ELIMINATE 1ST STALL 0 Not Met 08/11/1999 JMA Submit a revised parking plan that shows the first parking stall at the entrance to the site eliminated or revised in such a way that it no longer required backing up into the right-of-way and is not in the vision clearance area. The revised parking plan also must clearly show the angle for each parking stall,the stall width,the stall depth and the access aisle width (Staff contact:Julia Powell Hajduk,639-4171 x407). 0001 BIKE RACK DETAILS 0 Not Met 08/11/1999 JMA Submit details of the bike rack to be used(Staff contact:Julia powell Hajduk,639-4171 x407). 0001 WASTE HAULER SIGN OFF 0 Not Met 08/11/1999 JMA Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards (Staff contact:Julia Powell Hajduk,639-4171 x407). 0010 BLDG PERMIT ISSUANCE REQ'RMNTS 0 Not Met 08/11/1999 JMA Prior to issuance of a 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,available at City Hall. 0018 COMP AGRMNT/S ASSURANCE INFO READ 0 Not Met 08/11/1999 JMA As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0087 STREET ACCESS RESTRICTIONS: 0 Not Met 08/11/1999 JMA 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 vehicle of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicle of all suppliers and employees associated with the project. 0091 STREET STANDARD IMPROVEMENTS REAR 0 Not Met 08/11/1999 JMA The applicant's construction plans shall indicate that they will construct standard half-street improvements along the frontage of Beveland 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 runoff;E. five(5)-foot concrete sidewalk; F.street trees within a planter strip installed per TTDS requirements;G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities;J. street signs; K. driveway apron;and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner,as approved by the Engineering Department. 0001 PERMIT FROM TVWD 0 Not Met 08/11/1999 JMA The applicant shall obtain a permit from the Tualatin Valley Water District for any new proposed water connection prior to issuance of the City's public improvement permit. 0001 FEE IN LIEU OF SANITARY SEWER 0 Not Met 08/11/1999 JMA The City will allow the continued use of the onsite septic system provided the applicant/property owner pays a fee-in-kieu 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 surroungind the site. The fee shal be paid prior to issuance of the site and/or building permit. 0001 ADTL INFO ON CONCRETE PAVER 0 Not Met 08/11/1999 JMA The applicant shall submit additional information and calculations regarding the proposed concrete paver system and the affect of surface water runoff. They shall provide a piped system to properly convey any overflow from the paved area to an approved public storm drainage system. Page 1 of 2 09/08/1999 Conditions A )ciated with Case #: SDR19 00008 2:33:33 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0031 FEE IN-LIEU/ON-SITE H2O QUAL FAC 0 Not Met 08/11/1999 JMA Prior to issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development.To determine this, the applicant shall submit additional information regarding the imperviousness of the proposed concrete paver system. Once an impervious rating is determined,the fee can be calculated. 0026 EROSION CTRL PRVD W/P-IMP DRAWNGS 0 Not Met 08/11/1999 JMA 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." 0007 BLDG FINAL INPSECTION REQ'RMNTS 0 Not Met 08/11/1999 JMA Prior to a final building inspection,the applicant shall complete the required public improvements,obtain conditional acceptance from the City and provide a one(1)-year maintenance assurance for said improvements. 0005 AS-BUILT DRAWINGS OF P-IMP PRVD'D 0 Not Met 08/11/1999 JMA 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.) 0105 UTILITIES (EXISTNG)UNDERGRND/PAY 0 Not Met 08/11/1999 JMA The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,it will be$3,300 and shall be paid prior to final building inspection. 0001 WALKWAY MARKED 0 Not Met 08/11/1999 JMA Prior to final inspection,the walkway must be clearly marked with painting to an industry standard. 0001 SIGN LOCATION OUTSIDE VISION AREA 0 Not Met 08/11/1999 JMA When applying for a sign permit,be sure that the sign location is outside the vision clearance area. Page 2 of 2 MIJOHN R. LOW ImT7Er IY3' VRAKI KID TMIL CONSULTING ENGINEERS, 1 INC. V JOB NO. 27448 NW St Helens Rd.Ste 432.Portland,OR 97058 DATE 17 / 1 2 —1 Fax: (503)543-3977 Phone: (503)543.3123 ATTENTIt A '� �� D V TO 611 ^c. -c i G k-v-LP RE: 5 D It 19��l 0000P, /tcF.f 6.0) l F� 49�MGN�ryo 7790n 044Op WE ARE SENDING YOU )6 Attached ❑ Un�eparate cover via the following items: > ❑ Shop drawings 04 Prints ❑ Plans ❑ Samples ❑ Specifications K Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION 2- °'J)' )11 ) Sr' k tit Al - o Ale 64 <<- 1 - v P I l'01-6 trot tille0 LC le s T r r 2 i'Ndl/9r L- 1.4-14 D S(Atp fL — 9 lic i - u1.0 I °)/(7119 s ro r c e -co ou n :•-r I o nr THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints > ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS ; i.lk 1 - COPY TO All SIGNED: If enclosures are not as noted,kindly notify us at on- L _ The Newham Office Building SDR1999-00008 September 17, 1999 Responses to Conditions of Approval Please note that the addition location was revised which should meet the conditions. The landscape plan was revised to address this issue. Please see revised plan +4 See revised landscape plan. -4' Wheel stops are shown on the Site plan or otherwise restricted by the angled curb. Also note the revised Landscape area: New Landscape area with vehicle overhang: 3,546 SF Landscape area covered by vehicle overhangs: 34 SF Net new Landscape area: 3,512 SF Jr. See revised Parking plan: a. Vehicles no longer are backing out to street ROW b. This Parking Plan is One way therefore vision clearance is Not Applicable at the incoming traffic side. c. Please see Plan for aisle widths& stall depths. Please note that this is a very irregular plan because of the site restraints and therefore interpolations were necessary for some of the prescribed dimensions. 6. See bike rack details of thew proposed type(Columbia Cascade) 7. See Sign off from franchised hauler about meeting standards: Note: this area served on the curbside pickup of cans. 8. Public Improvement plans will be submitted to the Engineering Dept. 9. The legal owner's name is: Trillium LLC Barbara Newham, President Ph 503-590-1656 14060 SW High Tor Drive Tigard, OR 97224 10 The owner has obtained the permission of the adjacent property owner to the West for parking all construction vehicles. They will not be parked on the adjacent street. 11 We are in the process of submitting construction plans for the half street improvement along the frontage of Beveland Street. These plans will be in accordance with TTDS. 12 We plan NO new water connection. 13 The fee in-lieu of constructing off site sanitary sewer improvements will be paid prior to issuance of Site/Bldg. Permits. 14 Please note that we are no longer using the permeable paver system. The parking area will be sheet drained to a Water Quality&Detention facility at the NW corner of the Site. The overflow will be piped to the existing storm sewer at near the North side of the street. 15 Due to the above mentioned changes this item is no longer applicable. 16 An erosion control plan will be submitted to the Engineering Dept as part of the Site& Public improvement drawings. 17 We will complete the required public improvements and obtain acceptance from the City and provide one-year maintenance assurance for the above improvements. 18 We will provide as-built drawings of the public improvements in form of mylar drawings and diskettes in DWG format. 19 We will provide the required conduits to facilitate installing the existing utility lines underground. Placement of lines underground now is deemed impractical due to the anticipated improvements to the adjacent sites. We are prepared to pay fee in- lieu less value of work provided for the remainder of the underground work. 20 Walkway will be clearly marked as required to industry standard. 21 Since the vehicular circulation is One Way the vision clearance does not apply at the incoming traffic end. The sign location therefore should be adequate. Please note that we have provided you with a marked up drawing noting the applicable items . We trust you find our submission in order and will issue your approval prior to your departure for your vacation. ' S. -rely, oh ' . Lo 1�,) E. October 6, 1999 � �- CITY OF TIGARD OREGON John R. Low, P.E. 27448 NW St. Helens Rd. #1132 St. Helens, OR 97056 RE: Plans Check Number: 9-93C This letter is to confirm receipt of your building plans which have been routed to the plans examiner. As a reminder, the associated land use case(s) is/are: SDR1999-00008 Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans are not routed to the planning or engineering departments; you must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, your building permit will not be issued without approval from the engineering and planning departments. If you have any questions regarding this notice, please feel free to telephone me and I will be happy to explain further. • Bonnie Mulhearn Development Services Technician cc: Building file cc: Planning Department cc: Engineering Department I:\DSTS\BUPLUC.DOT 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 .k, CITY OF TIGARD Community(Development CITY OF TIGARD Shaping A Better Community COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 FAX COVER S H E E T DATE: November 1, 1999 TIME: TO: Cheri PHONE: Kerr Contractors FAX: (503) 692-1854 FROM: Patty Lunsford, Planning Secretary PHONE: (503) 639-4171 x320 City of Tigard FAX: (503) 684-7297 Planning Division RE: NEWHAM OFFICE CONDITIONS OF APPROVAL (SDR1999-00008) C: File Number Of Pages Including Cover Sheet: 3 If you have any questions or do not receive all of this fax, please call me at (503) 639-4171 x320. Thank you. 11/01/1999 Conditions A iciated with Case #: SDR19 .00008 3:50:43 F'TVI Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 CONVERSION W/O ADDITION 0 Met 09/20/199 JPH 09/20/1999 JPH Submit a revised site plan that shows the conversion without the proposed addition. If,at a later date, circumstances would allow an addition (change in code,variance approval,etc.)a modification approval would be required. (Staff contact:Julia powell Hajduk,639-4171 x407). 0001 LANDSCAPE ARCHITECTS CONFIRM 0 Met 09/20/199 JPH 09/20/1999 JPH Submit confirmation from a landscape architect that the proposed Holly shrub between the parking lot and the street will provide the required screening or submit a revised landscape plan that shows plants that will achieve this screening standard(Staff contact:Juli apowell Hajduk, 639-4171 x407). 0001 VEGETATION NO TALLER THAN 3' 0 Met 09/20/199 JPH 09/20/1999 JPH Submit confirmation from a landscape architect that the vegetation proposed will not exceed 3 ffet in height. The trees proposed are permitted, provided the branches below 8 feet not be removed until the tree has reached a maturity point that is suitable for limb removal(Staff contact:Julia Powell Hajduk,639-4171 x407). 0001 RVSD PRKNG ELIMINATE 1ST STALL 0 Met 09/20/199 JPH 09/20/1999 JPH Submit a revised parking plan that shows the first parking stall at the entrance to the site eliminated or revised in such a way that it no longer required backing up into the right-of-way and is not in the vision clearance area. The revised parking plan also must clearly show the angle for each parking stall,the stall width,the stall depth and the access aisle width (Staff contact:Julia Powell Hajduk,639-4171 x407). 0001 BIKE RACK DETAILS 0 Met 09/20/199 JPH 09/20/1999 JPH Submit details of the bike rack to be used(Staff contact:Julia powell Hajduk,639-4171 x407). 0001 WASTE HAULER SIGN OFF 0 Not Met 08/11/1999 JMA Submit a written sign-off from the franchise waste hauler that the proposed facility meets the waste hauler standards (Staff contact:Julia Powell Hajduk, 639-4171 x407). 0010 BLDG PERMIT ISSUANCE REQ'RMNTS 0 Not Met 08/11/1999 JMA Prior to issuance of a 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,available at City Hall. 0018 COMP AGRMNT/S ASSURANCE INFO REQD 0 Not Met 08/11/1999 JMA As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation, limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0087 STREET ACCESS RESTRICTIONS: 0 Not Met 08/11/1999 JMA 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 vehicle of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicle of all suppliers and employees associated with the project. 0091 STREET STANDARD IMPROVEMENTS REQR 0 Not Met 08/11/1999 JMA The applicant's construction plans shall indicate that they will construct standard half-street improvements along the frontage of Beveland 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 runoff; E. five(5)-foot concrete sidewalk; F.street trees within a planter strip installed per TTDS requirements;G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities;J. street signs; K. driveway apron;and L. adjustments in vertical and/or horizontal alignment to construct SW Beveland Street in a safe manner,as approved by the Engineering Department. 0001 PERMIT FROM TVWD 0 Not Met 08/11/1999 JMA The applicant shall obtain a permit from the Tualatin Valley Water District for any new proposed water connection prior to issuance of the City's public improvement permit. 0001 FEE IN LIEU OF SANITARY SEWER 0 Not Met 08/11/1999 JMA The City will allow the continued use of the onsite septic system provided the applicant/property owner pays a fee-in-kieu 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 surroungind the site. The fee shal be paid prior to issuance of the site and/or building permit. 0001 ADTL INFO ON CONCRETE PAVER 0 Not Met 08/11/1999 JMA The applicant shall submit additional information and calculations regarding the proposed concrete paver system and the affect of surface water runoff. They shall provide a piped system to properly convey any overflow from the paved area to an approved public storm drainage system. Page 1 of 2 11/01/1999 Conditions A Jciated with Case #: SDR19 •00008 3:50:43 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0031 FEE IN-LIEU/ON-SITE H2O QUAL FAC 0 Not Met 08/11/1999 JMA Prior to issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development.To determine this, the applicant shall submit additional information regarding the imperviousness of the proposed concrete paver system. Once an impervious rating is determined,the fee can be calculated. 0026 EROSION CTRL PRVD W/P-IMP DRAWNGS 0 Not Met 08/11/1999 JMA 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." 0007 BLDG FINAL INPSECTION REQ'RMNTS 0 Not Met 08/11/1999 JMA Prior to a final building inspection,the applicant shall complete the required public improvements,obtain conditional acceptance from the City and provide a one(1)-year maintenance assurance for said improvements. 0005 AS-BUILT DRAWINGS OF P-IMP PRVD'D 0 Not Met 08/11/1999 JMA 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.) 0105 UTILITIES(EXISTNG)UNDERGRND/PAY 0 Not Met 08/11/1999 JMA The applicant shall either place the existing overhead utility lines along SW Beveland Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,it will be$3,300 and shall be paid prior to final building inspection. 0001 WALKWAY MARKED 0 Not Met 08/11/1999 JMA Prior to final inspection, the walkway must be clearly marked with painting to an industry standard. 0001 SIGN LOCATION OUTSIDE VISION AREA 0 Not Met 08/11/1999 JMA When applying for a sign permit, be sure that the sign location is outside the vision clearance area. Page 2 of 2 11/01/99 17:01 $503 684 7297 CITY OF TIGARD Z00] *4.4.4:3:3-1-1.******************* £ £ £ ACTIVITY REPORT u ! ! .6•!••£•..•£• ••£•$::S$::k:k 1 £ £ £ ! £8: £ £d•£•S•b d• TRANSMISSION OK TX/RX NO. 0404 CONNECTION TEL 503 692 1854 CONNECTION ID START TIME 11/01 16:59 USAGE TIME 01'53 PAGES 3 RESULT OK Ai CITY OFTIQARD Community DeveLopment CITY OF TIGARD Shaping A Better Community COMMUNITY DEVELOPMENT DEPARTMENT PLANNINuIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 DATE: November 1, 1999 TIME TO; Cheri PHONE Kerr Contractors FAX (503) 692-1854 FROM: Patty Lunsford, Planning Secretary PHONE (503) 639-4171 x320 City of Tigard in (503) 684-7297 Planning Division RE NEWHAM OFFICE CONDITIONS OF APPROVAL (SDR1999-00008) C: File Number Of Pages Including Cover Sheet 3 J 774,,,,,w, FEB-25-00 FRI 17: 04 PACIF1r DESIGNS NW FAX N0. 503F44360 P. O1 Corr Ri lam- QaooB PACIFICDESIGNS LANDS CAA EJEXTERIQR CONSTRUCTION&DESIGN P O.130x 2220$,Mi rwaukie.OR 97459(503)654-5171 February 25, 2000 City of Tigard ATT. JULIA HATDL/g Fax#684_7297 RE: Newham Building, 7410 SW Bevland Rd. Tigard.8ard. Ms. Ha ,Iulc: Pursuant to our discussion on 2-23 T am purposing following g ch anges to landscape planting plan for the abovre�cd plbjet. These are based u problems scen in the plan wit h regard to the plat s chosen then site environment, their chances of survival, obstruction and visibilit co nsiderations, and, finally, the overall aesthetic success of t he landscape installation. #1. Replace Otto Luyken Laurel Blue Diamond Rh. This will @ north parking lot-planting strip with using the Blue Diamonds a make a continues presentation at usinh cross the front. The Blue Diamond the street side screening plant with fuller, more attractive foliage set is a better #2. Change sign � and presents spring color. area with Dwagn plantings-Iulove Viburnum Azaleas and Viburnum Oii. V.to pond area. Plant saga will obstruct the sign. mum Davidii. V.Qpulus is deciduous and well at the gn. This is more typically a wetland Azaleas,the pond warea.ill offer Vib. idii is better low screening and will work g as are the #3. Move Red Twig Dogwood to pond area Again, this Dogwood does well in wetland arereplace and is too large for e it was planned for. large for the bed #4. Replace Na,ndina.DoinestiCa Nandirta grows tall and rare @ west property line with Port. Laurel 8Y and, structurally, will not withstand the FEB-25-00 FRI 17: 05 PACIFT" DESIGNS NW FAX N0. 503844360 P. 02 . . . weather conditions at the west prop. with better growth habit and better r enii g q Port. Laurel is a viable plant leg'qualities. #S. Replace Gold Thread Cypress Hedge Vlburr�m Spring Bouquet, This Cypress �west rear property line with poor growth habit and will be � does not do well in shade,has a plant. bard to control. The Vibumm is a superior #6. Replace Vinca Minor full shade ground cover plant that in sun n will not survive.Kiruzikiwnick. Vinca is a retains its brilliant color and thrives in sun n e Kinni ick �1 SitUatzonS. Please review all of the above, and respond ASAP. T•; �. • i ,r Charles A. Clark