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HomeMy WebLinkAboutSDR1999-00006 SDR99 -00006 MAGNOLIA HI -FI & VIDEO STORE NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW MDR]1999-00006 CITTYY OF TIIGARD Community Devefopment MAGNOLIA HI-FI 8 VIDEO STORE Shaping A Better Community 120 DAYS = 8/7/99 SECTION I. APPLICATION SUMMARY CASE: MAGNOLIA HI-Fl & VIDEO STORE Site Development Review SDR 1999-00006 Adjustment VAR 1999-00013 PROPOSAL: The applicant has requested Site Development Review approval of a proposal to construct an 11,260 square foot retail building. The use includes retail sales of home entertainment and electronics equipment and a 3-bay "auto-install" facility and storage area. The applicant has also applied for an adjustment to the minimum parking standards to allow for a 20% reduction. APPLICANT: P&F Properties of the Northwest OWNER: The Holland, Inc. 834 SW St. Claire 109 W. 17th Street Portland, OR 97205 Vancouver, WA 98660 COMPREHENSIVE PLAN DESIGNATION: General Commercial. ZONING DESIGNATION: C-G; General Commercial. LOCATION: 11680 SW Pacific Highway; WCTM 1 S136CD, Tax Lot 01700. APPLICABLE Community Development Code Chapters 18.360 (Site Development REVIEW Review); 18.390 (Decision Making Procedures); 18.520 (Commercial CRITERIA: Zoning Districts); 18.620 (Tigard Triangle Design Standards); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste & Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 1 OF 28 SDR 1999-00006NAR 1999-00013 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 . The applicant shall submit a revised Landscape Plan that demonstrates compliance with Section 18.620.030.A.3. The plan shall include either additional shrub plantings or a combination of shrub plantings and hard surface area as specified in the standard. 2. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall indicate that 2'A-inch caliper trees at a minimum spacing of 28 feet on center will be installed toward the east property line where now 2-inch trees are shown. The revised plan shall also confirm that the location of parking lot trees in the north parking area are similar to the original landscape plan and conforms to the standards of Section 18.745.050. 3. The applicant shall submit a revised site plan showing the location of an appropriately sized trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. 4. The applicant shall submit a bicycle-parking plan for review and approval. The plan shall show that 4 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of 18.765.050.C. 5. The applicant shall record a reciprocal access easement for the adjacent parcels unless not feasible per Tigard Municipal Code (TMC) 18.705.030.K.2 so that a future paved connection may be established at the time of re-development of these parcels. 7. Prior to issuance of building permits, the applicant shall submit a lighting plan for review and approval by the Tigard Police Department. Staff Contact: Jim Wolf (503-639-4171). 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 2 OF 28 SDR 1999-00006NAR 1999-00013 11. The proposed driveway onto Highway 99W shall be limited to right-in movements only. The design of the driveway shall be reviewed and approved by the Oregon Department of Transportation (ODOT) prior to construction. An 18-inch wide raised concrete median shall also be constructed in Highway 99W to restrict the turning movements. This design shall also be reviewed and approved by ODOT. 12. Prior to issuance of the site and/or building permit, the applicant shall demonstrate that they have obtained a permit from ODOT for the construction of the improvements in Highway 99W. 13. The applicant shall execute the proposed dedication of additional right-of-way to the Public along the frontage of SW Dartmouth Street to increase the right-of-way to 47 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 14. The applicant shall execute the proposed dedication of additional right-of-way to the Public along the frontage of SW Atlanta Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant shall execute the proposed dedication of additional right-of-way radius at the corner of SW Dartmouth Street/Highway 99W to equal 46 feet. 16. The applicant shall execute the proposed dedication of additional right-of-way radius at the corner of SW Dartmouth Street/Atlanta Street to equal 30 feet minimum. 17. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Dartmouth Street as proposed. The improvements shall be constructed in accordance with the Tigard Triangle Design Standards and shall include: 18. A. City standard pavement section from curb to centerline equal to 33 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; and J. street signs; and K. relocate/restore signal detector loops and the signal pole at the southeast corner of the intersection. 18. If the Babies "R" Us project (SDR 98-0027) has not started significant construction before the applicant is ready for development of the subject site, the applicant shall construct the portion of the 10-foot-wide planted median in SW Dartmouth Street that crosses the SW Atlanta Street intersection. This improvement is necessary to properly restrict the turning movements at the Atlanta Street intersection to right-in/right-out. 19. If the Babies "R" Us project has not started significant construction before the applicant is ready for development of the subject site, the applicant shall complete the necessary re- striping of the northbound lanes on Dartmouth Street at the Highway 99W intersection. The re-striping work shall provide for two exclusive left turn lanes and a shared through/right turn lane. The re-striping plans shall be reviewed and approved by both ODOT and the City prior to construction. 20. The applicant's construction plans shall indicate that they will construct a 1A-street improvement on SW Atlanta Street as proposed. The improvements adjacent to this site shall include: MAGNOLIA HI-FI&VIDEO STORE PAGE 3 OF 28 SDR 1999-00006NAR 1999-00013 A. City standard pavement section from curb to centerline equal to 16 feet; B. concrete curb, or curb and gutter as needed; C. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 6-foot concrete sidewalk; E. street trees within a 7-foot planter strip, spaced per TTDS requirements; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; street signs; and J. driveway apron. K. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. 21 . If the Babies "R" Us project has not started significant construction before the applicant is ready for development of the subject site and if the applicant can obtain the necessary right-of-way from the Babies "R" Us site, they should construct a 3/4-street improvement alone the new frontage of SW Atlanta Street and complete the improvement prior to a final inspection of the building on this site. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 16 feet, plus 8 feet of pavement on the north side of the roadway centerline such that a total of 24 feet of pavement width is provided; B. concrete curb, or curb and gutter as needed; C. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 6-foot concrete sidewalk; E. street trees within a 7-foot planter strip, spaced per TTDS requirements; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; street signs; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. 22. If the Babies "R" Us project has not started significant construction before the applicant is ready for development of the subject site and the applicant cannot obtain the necessary right-of-way from the Babies "R" Us site, they should construct the proposed IA street improvement as required under Condition #14 and install temporary "One Way" and "Do Not Enter" signs to limit traffic to westbound movements only. 23. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 24. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$30. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: 25. Prior to final occupancy, any roof-mounted equipment must be screened in compliance with TMC 18.360.090.A.4.b. 26. 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. 27. 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 4 OF 28 SDR 1999-00006NAR 1999-00013 28. Prior to a final building inspection, the applicant shall pay to the City, $4,182 toward the future signalization of the intersection of 72nd Avenue/Dartmouth Street and $2,000 toward the future signalization of the intersection of 68th Avenue/Dartmouth Street as proposed in their submittal. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: A proposal to develop the subject site with a drive-through restaurant was approved in 1993 (SDR 93-0022). However, the project was never built and the approval expired. Vicinity Information: The site is located at the southeast corner of the intersection of SW Pacific Highway and SW Dartmouth. On the opposite side of SW Dartmouth, existing land uses include Car Toys (an automobile electronics retailer) and Costco (a discount "wholesale" club). To the south of the site the planned alignment of SW Atlanta Street, a Minor Arterial street separates the subject site from the proposed site of Babies "R" Us, a 38,000 square foot retail store. Site Information and Proposal Description: Existing site improvements include a small masonry building and a 2-story wood building, both of which were formerly used as restaurants. The masonry building has most recently been used for the Paintball Station retail use. The proposal is to develop an 11,260 square foot retail store including showrooms for home entertainment and electronics equipment, a 3-bay "auto- install" facility and storage area. Other proposed site improvements include on-site parking, landscaping and a bus shelter adjacent to Pacific Highway. The applicant proposes to dedicate right-of-way and construct 1/2 street improvements along SW Dartmouth and SW Atlanta to bring public facilities into compliance with City standards. The applicant has also proposed to pay a share of the cost of installing traffic signals at the intersections of Dartmouth/72' Avenue and Dartmouth/68th Avenue. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Site Development Review - Chapter 18.360: Section 18.360.030.A provides that Site Development Review for a new development or major modification of an approved plan or existing development shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. In compliance with Section 18.390.040, a pre-application conference was held on December 10, 1998. An application for Site Development Review was submitted and subsequently deemed complete on April 9, 1999. Notice of pending Type II Administrative Decision was given as required by Section 18.390.040.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis for this Director's decision. Section 18.360.090 states that the Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: Compliance with all of the applicable requirements of this Title including Chapter 18.800, Street and Utility Standards; The applicable review criteria in this case include the following chapters of the Community Development Code: 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.520, Commercial Zoning Districts; 18.620, Tigard Triangle Design Standards; 18.705, Access, Egress and Circulation; 18.730, Exceptions to Development Standards; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-Street Parking; MAGNOLIA HI-FI&VIDEO STORE PAGE 5 OF 28 SDR 1999-00006NAR 1999-00013 18.780, Signs; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The roposal contains no elements related to the provisions of the following chapters: 18.400, Land Division; 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design Compatibility Standards; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.785, Temporary Uses; 18.790, Tree Removal; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. Impact Study: Section 18.390.040.B.2.e 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 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 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. The applicant's impact statement addresses impacts to the storm drainage, water and sanitary sewer systems. Impacts of the project to these systems are addressed later in this decision under Streets and Utility Improvement Standards. The project has frontage on two City streets, SW Dartmouth and SW Atlanta. Pacific Highway is a State facility under the jurisdiction of ODOT. SW Dartmouth is partially improved and lies within a 70-foot right-of-way. SW Atlanta is a planned street alignment that follows the south property line. City standards, as set out in the Tigard Triangle Design Standards (Chapter 18.620), call for a 94-foot right-of-way along SW Dartmouth including two travel lanes in each direction, bike lanes, landscape strip and sidewalk. The applicant proposes to dedicate additional right-of-way along the project's Dartmouth Street frontage to provide a total of 47 feet from centerline and to construct 1/2-street improvements to Tigard Triangle standards. Therefore, the proposal complies with City standards and no further property dedication or street improvements are required as conditions of approval. The Tigard Triangle Street Plan calls for SW Atlanta Street to have a 60-foot right-of-way including travel and parking lanes with sidewalk and street trees. The applicant's proposal includes access and egress onto Atlanta Street so that dedication of right-of-way and construction of improvements is necessary for the project to meet City standards for adequate access. The applicant proposes to dedicate the necessary right-of-way and construct the street improvements to City standards. Therefore, the proposal complies with City standards and no further property dedication or street improvements are required as conditions of approval. The applicant's original traffic study addresses impacts to the intersection at Pacific Highway and Dartmouth. As described in detail later in this decision, the applicant's traffic engineer later submitted additional data regarding projected impacts to the intersections of 72' Avenue and 68`h Avenue with Dartmouth Street. Both intersections are known to be operating at Level of Service (LOS) F, which does not meet City standards. The additional data was necessary to quantify the proposed development's impacts on these intersections. Based on a recent City Council determination for the adjacent Babies "R" Us project (described in detail later in this decision), the applicant has proposed to contribute a proportionate dollar amount toward the cost of future signalization of these intersections. Staff has reviewed the applicant's proposal and finds that it is consistent with Council's determination in the Babies "R" Us decision and acceptable to the City as mitigation for the project's impacts to these intersections. Therefore, the proposal complies with City standards and no further improvements are required as conditions of approval. MAGNOLIA HI-FI&VIDEO STORE PAGE 6 OF 28 SDR 1999-00006NAR 1999-00013 General Commercial Zoning District: Section 18.520.020.0 states that the C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini- warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. Permitted Uses: Table 18.520.1. lists permitted, restricted, conditional and not-permitted uses in the commercial zoning districts. The applicant is proposing a retail use, which is permitted in the C-G zone. Dimensional Requirements: The C-G Zoning District standards are contained in Tab le 18.520.2. STANDARD C-G PROPOSED Minimum Lot Size None N/A Minimum Lot Width 50 ft. Approx. 125 ft. Minimum Setbacks - Front yard 0 ft. [6] 0 ft. - Side facing street on corner & N/A through lots [1] - N/A - Side yard 0/20 ft. [3] 0 ft. - Rear yard 0/20 ft. [3] Approx. 85 ft. - Distance between front of - Garage & property line abutting a public or private street Maximum Height 45 ft. 35 ft. Maximum Site Coverage [2] 85% 83% Maximum Landscape 15% 17% Requirement [1] The provisions of Chapter 18.795(Vision Clearance) must be satisfied. [2] Includes all buildings and impervious surfaces. [3] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [4] See Section 18.520.050B for site and building design standards. [5] No front yard setback shall be required, except a 20 foot front yard setback shall apply within 50 feet of a residential district. [6] There shall be no minimum front yard setback requirement; however, conditions in Chapters 18.745 and 18.795 must be met. [7] There are no setback requirements, except 30 feet where a commercial use within a district abuts a residential zoning district. [8] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [9] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district, such setbacks shall not be less than 35 feet. [10] Landscaped areas on existing developed property in the CBD shall be retained. Buffering and screening requirements set forth in Chapter 18.745 shall be met for existing and new development. [11] Lot coverage includes all buildings and impervious surfaces. The table above compares the applicant's proposal with the minimum dimensional standards of the C-G zone. The side and rear yard setbacks do not apply because the site does not abut MAGNOLIA HI-FI&VIDEO STORE PAGE 7 OF 28 SDR 1999-00006NAR 1999-00013 residential zoning. FINDING: Based on the above information, the applicant's proposal meets or exceeds the dimensional standards of the C-G zoning district. 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. 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: • Local street spacing shall provide public street connections at intervals of no more than 660 feet; • Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: • Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; • 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; • The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The subject site has frontage on two existing public streets. Pacific Highway is adjacent to the north property line and SW Dartmouth is adjacent to the west. In addition, a portion of the planned Atlanta Street minor arterial will be constructed along the south project boundary in conjunction with this project. The applicant's site plan indicates that the distance between Pacific Highway and SW Atlanta Street is less than 250 feet and so an additional east/west connection is not warranted according to the Design Option. The width of the site from SW Dartmouth is less than 140 feet, so an additional north/south connection is not warranted either. FINDING: Based on the analysis above, the proposal meets the Design Option for Street Connectivity and, therefore, this standard is satisfied. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.134.050 (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. MAGNOLIA HI-FI&VIDEO STORE PAGE 8 OF 28 SOR 1999-00006NAR 1999-00013 The subject site is less than one acre in size and, therefore, the phasing requirement is not applicable. According to the Tigard Triangle Street Plan, SW Dartmouth is classified as a Major Arterial and SW Atlanta is classified as a Minor Arterial. According to the Comprehensive Plan Transportation Map, Pacific Highway is an Arterial street. On relatively small sites, where more than 2 arterial streets abut a single property, staff believes that the frontage requirement applies to the 2 highest classification streets and that the proposed buildings should be located at this intersection. In this case, Pacific Highway and SW Dartmouth have a higher classification than SW Atlanta. According to the applicant's site plan, the site has a total of approximately 373 feet of frontage on SW Dartmouth and Pacific Highway. The proposed building is located the in northwest corner of the site and has approximately 216 feet (58%) of frontage on, the public streets. Therefore, this standard is met. 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 building design incorporates several architectural offsets along the public street facades. Because of this design, the building setback varies between 0-10 feet from the property line. However, no part of the street-facing façade is set back more than 10 feet. Therefore, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. According to the applicant's landscape plan, those portions of the site within the street-facing building setback on Pacific Highway and on SW Dartmouth will be landscaped. The L-1 standard for setback areas requires installation of shrubs that will provide a 3-foot high screen and 90% opacity within one year. Groundcover plants must fully cover the remainder of the landscape area within two years. The applicant's landscape plan indicates that, on the SW Dartmouth frontage, 8-foot-l■ -foot Oregon Vine Maples (Acer circinatum) will be provided at the two building offsets and a groundcover of Manzanita "Emerald Carpet" (Arctostaphylos) will be provided over the remainder of the setback area. On Pacific Highway, the landscape plan calls for a sod roundcover, a 2-inch-caliper Maple in the building offset and rhododendron shrubs at the pedestrian entrance to the site. FINDING: The proposed landscaping for the building setback area does not meet the L-1 standards. In order to meet the standard, the lan would need to provide for a more intensive shrub-planting plan to provide the required 3-foot screen. As an alternative, the plan could provide a hard surface material, as specified in this standard over areas that are too narrow for effective shrub installation. Staff finds that the standard can be met with minor changes to the landscape plan as required in the condition of approval. CONDITION: The applicant shall submit a revised Landscape Plan that demonstrates compliance with Section 18.620.030.A.3. The plan shall include either additional shrub plantings or a combination of shrub plantings and hard surface area as specified in the standard. 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 9 OF 28 SDR 1999-00006NAR 1999-00013 The applicant's site plan indicates that a minimum 6-foot-wide walkway is proposed between the building entrance and Pacific Highway. The entrance is not located at the corner, however, this is not a requirement. 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. As noted earlier, the roposed building faces Pacific Highway and SW Dartmouth. The applicant's site plan indicates that parking will be located to the rear and side of the proposed building. Therefore, this standard is met. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openin s. 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 win ow 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. From the applicant's site plan it can be determined that the total ground floor wall area facing Pacific Highway and SW Dartmouth is approximately 1,296 square feet. The site plan and building elevations indicate that approximately 651 square feet (50.2%) of this area is glazed. Therefore, this standard is met. 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 proposed building has less than 50 feet of frontage on Pacific Highway and approximately 150 feet on SW Dartmouth. The applicant's site plan and elevation drawings indicate that the facade facing SW Dartmouth is divided into three architectural elements of 45 feet, 48 feet and 60 feet with a 5 to 6-foot offset between each. The center, 60-foot element is interrupted with a large window that extends up to the mid-point of the gable and provides a 1-foot offset. Therefore, this standard is met. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The 1st floor plan and elevation drawings indicate that a canopy will be provided over the walkway from the Pacific Highway building facade to the store entrance. Therefore, this standard is met 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 10 OF 28 SDR 1999-00006NAR 1999-00013 The applicant's elevation drawings indicate the primary exterior finish material will be CMU block. The proposed concrete foundation will be painted or stained. Therefore, this standard is met. 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 applicant proposes a pitched metal roof, the gable ends reflect the building offsets referred to earlier. In this manner they respect the architectural style of the building and satisfy this criterion. 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 not addressed rooftop mechanical equipment or shown it on any submitted plans. Therefore, staff is unable to determine whether this standard is met. A condition of approval will require that, prior to final occupancy, all roof-mounted equipment must be screened. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant's elevation drawings indicate that a wall sign is proposed on three of the buildings facades. The applicant has provided calculations demonstrating that each proposed sign conforms to the applicable sign area limits for the C-G zone. Signs must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Final compliance with sign standards will be reviewed at that time. Therefore, this standard is met. 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, 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 11 OF 28 SDR 1999-00006NAR 1999-00013 The L-1 landscaping standards apply in the building setback area along SW Dartmouth and Pacific Highway and are addressed earlier in this decision. 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. The site does not abut any Local Streets, therefore, this standard does not apply. Variances and Adjustments — Chapter 18.370: Section 18.370.020.C.5.a states that by means of a Type II procedure, as governed by Section 18.390.040, the Director may authorize up to a 20% reduction in the total minimum vehicle parking spaces required in Section 18.765.070.H, when the applicant for a development permit can demonstrate in a parking study prepared by a traffic consultant or in comparing data from a comparable site that: Use of transit, demand management programs, and/or special characteristics of the customer, client, employee or resident population will reduce expected vehicle use and parking space demand for this development, as compared to standard Institute of Engineers (ITE) vehicle trip generation rates and minimum city parking requirements, and As noted later in this decision, the minimum parking requirement for this project is 42 spaces. A 20% adjustment would reduce this requirement to 34 spaces. This adjustment approval criterion requires that trip generation data and information on transit use form the basis for an adjustment approval. The applicant's traffic study is based on actual trip generation characteristics observed at a similarly sized, stand-alone Magnolia Hi-Fi store in Everett, WA. The largest number of entering vehicles observed in any one-hour period was 13. Based on the type of use, staff feels that it is likely that most customers would remain at the location less than one hour, therefore, this number may reflect the peak customer parking demand for this use. Because of the apparent disparity between the City's parking space requirement and the trip generation data, staff has analyzed the basis for the 42-space requirement. As discussed later in this decision, the development code requires 3.7 parking spaces per 1 ,000 square feet for sales-oriented retail uses. Therefore, the minimum arking requirement for an 11,260 square foot retail use is 42 spaces (11,260 x 3.7 = 41.7). The applicant has maintained that in calculating the parking requirement for this project, consideration should be given to the fact that the building is not entirely retail floor-space. The building includes approximately 7,765 square feet of retail area, with the remaining 3,495 square feet used for a combination of storage, office space and a 3-bay auto install area. The applicant notes that, when considered separately, the proposed retail area would require only 29 parking spaces. With respect to the non-retail area of the building, it may be reasonable to predict that, since the storage and office space areas are secondary to the principal retail use, they will not generate additional customer Parking demand. Also, the applicant has stated that the 1,045 square foot auto-install area's 3 bays" function as 3 parking spaces, meeting City standards for automobile servicing (2 spaces per 1,000). Also, the site is located adjacent to Pacific Highway, which is served by Tri-Met bus service. An existing bus stop is located on the adjacent parcel, and the applicant has proposed to construct a shelter in the northeast corner of the subject property to serve this stop. Although no site-specific transit use data is available, the fact that the site is located adjacent to a transit stop can only increase the probability that customers will select transit alternatives to automobile use. A reduction in parking will not have an adverse impact on adjacent uses. The analysis provided above indicates that provision of 34 parking spaces instead of 42 will be adequate for the proposed use in this location. All parking spaces will be provided on-site and so adverse impacts to adjacent properties are not anticipated. MAGNOLIA HI-FI&VIDEO STORE PAGE 12 OF 28 SDR 1999-00006NAR 1999-00013 FINDING: Based on this analysis, staff finds that the 42-space parking requirement is an inflated assessment of the estimated parking demand for this retail use. The standard calculation is based on gross square footage, which does not reflect the actual size of the primary retail use or the lower parking demand generated by the secondary uses. Trip generation data from the traffic study provides the required quantitative support for a 20% adjustment and the proposed construction of a bus shelter is also consistent with the approval criterion. Therefore, this adjustment is approved and the total parking required for this project shall be 34 spaces. Access Egress and Circulation — Chapter 18.705: 18.705.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant's site plan indicates that a walkway will be provided between the building entrance and the public sidewalk on Pacific Highway. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; The proposal is a commercial development, therefore, this standard does not apply. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The site plan demonstrates that the proposed walkways do not cross vehicle access driveways or parking lots. Both proposed walkways are four feet in width or greater. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. 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 site plan indicates that the walkway will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3; MAGNOLIA HI-FI&VIDEO STORE PAGE 13 OF 28 SDR 1999-00006NAR 1999-00013 TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT SPACES DRIVEWAYS WIDTH REQUIRED 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40' curbs required Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parking lot this size. The site plan indicates that two access points are proposed. A full width access that meets the above standards is provided onto SW Atlanta Street and a right-in access is provided onto Pacific Highway. As noted elsewhere in this decision, the applicant has revised the site plan to eliminate right-out egress onto Pacific Highway in response to comments from ODOT. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; The site plan indicates that the nearest regular parking space is located within approximately 10 feet of the primary entrance. Additional requirements for truck traffic may be placed as conditions of site development review. Provision for loading is discussed below. No additional truck traffic requirements are deemed necessary for this retail use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. Because the subject property is surrounded on three sides by street right-of-way there are only two neighboring properties, located to the east. No paved connection to the east has been provided but, at the same time, a future connection at such time as the neighboring properties re-develop is not precluded by the current site design. The applicant should provide a reciprocal access easement to allow a future connection. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.705, Access, Egress and are satisfied outright or will be met through compliance with the condition of approval. CONDITION:The applicant shall provide a reciprocal access easement in favor of the adjacent parcels so that a future paved connection may be established at the time of re- development of these parcels. Exceptions to Development Standards — Chapter 18.730: Section 18.730.040.A. provides for additional setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Arterial Streets: The required setback distance for buildings on arterial streets is the setback distance required by the zoning district plus the following distances measured from the centerline of the street as contained in Table 18.730.1. MAGNOLIA HI-FI&VIDEO STORE PAGE 14 OF 28 SDR 1999-00006NAR 1999-00013 Collector Streets: The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. Pacific Highway is an arterial street, which requires a 50-foot building setback from right-of-way (ROW) centerline. While the applicant's site plan does not show the ROW centerline of Pacific Highway, the City's G.I.S. mapping confirms that the Pacific Highway right-of-way is approximately 115 feet wide (57.5 feet from centerline). Southwest Dartmouth is listed as a Collector Street in Table 18.730.1, which requires a 30-foot building setback from ROW centerline. The applicant's site plans indicate that the proposed building is located 49 feet from the centerline of the SW Dartmouth ROW. Southwest Atlanta Street is not listed on Table 18.730.1, however, the building is set back over 115 feet from the proposed ROW centerline. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.730, Exceptions to Development Standards are satisfied. Landscaping and Screening — Chapter 18.745: Section 18.745.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Within the Tigard Triangle, the Street Tree requirements of the Tigard Triangle Design Standards govern. The subject property has frontage on Pacific Highway, SW Dartmouth and the proposed SW Atlanta. As noted later in this decision, ODOT has not required any improvements to Pacific Highway as part of this project. On-site trees are proposed along the Pacific Highway frontage, which staff believes will function as street trees and are appropriately spaced given the constraints of the access driveway in this short frontage. The applicant's landscape plan indicates that seven street trees are proposed along SW Dartmouth in the required 7-foot landscape strip. The Triangle Design Standards require broad-spreading trees with a minimum spacing of 27 feet on center along SW Dartmouth. According to the Western Garden Book, the proposed species of Maple (Acer platanoides `Crimson Sentry') is a broad crowned species, which conforms to this standard. However, the applicant's landscape plan indicates a spacing of approximately 35 feet on center. The Triangle standards require a columnar street tree spaced at 22 feet on center along SW Atlanta. The applicant's landscape plan indicates that Bowhall Maple (Acer rubrum 'Bowhall') is proposed along SW Atlanta where they may also function as required parking lot trees. According to the Western Garden Book, this species of Maple is a columnar species, which conforms to this standard. The proposed spacing, however, is approximately 35 feet on center. As with the Pacific Highway frontage, the applicant proposes to place the SW Atlanta street trees on-site, rather than in the right-of-way. In this case, however, staff notes that the Triangle design standards specifically require street trees to be provided within grates in the required 12-foot sidewalk on SW Atlanta. Since the proposed trees are on-site and will be required as parking lot trees, it is staffs opinion, based on location and spacing that they do not meet the street tree requirements on SW Atlanta. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; MAGNOLIA HI-FI&VIDEO STORE PAGE 15 OF 28 SDR 1999-00006NAR 1999-00013 The subject property and all surrounding property is zoned C-G. According to the above- referenced matrices, development in commercial zoning districts does not require buffering or screening from adjacent commercial property. Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: • 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; • Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; • Materials to be installed should achieve a 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 and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and • The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. In addition to these standards, the Tigard Triangle Design Standards require that trees be provided in landscaped areas at a minimum 2 1/2 inch caliper, at a maximum spacing of 28 feet. The applicant's landscape plan indicates that trees will be provided in the landscape areas along the south and east.perimeter of the site. However, the trees are noted as 2-inch caliper and are spaced at approximately 35 feet on center. The applicant's landscape plan indicates that shrubs will be provided around the perimeter of the parking lot where it abuts the public right-of-way and that trees will be provided along the south boundary. The proposed shrub plantings appear to achieve the required balance between low-lying and vertical shrubbery and trees. Staff believes that the intent of the requirement to provide parking lot trees within landscape islands can be met in certain smaller parking lots where parking spaces directly abut the perimeter landscaping, and where the landscaping includes trees that can achieve the required canopy effect. The proposed parking lot is divided into two parking areas. According to the revised site layout, provided in response to ODOT's comments, the north parking area contains 18 parking spaces, which would require 3 trees spaced evenly. The south parking area contains T4 parking spaces, which would require 2 trees. The landscape .plan indicates that four perimeter trees are proposed in the south parking area. The spacing of the trees is consistent with the "equal distribution" standard necessary to provide the required "canopy effect". A revised landscape plan has not been provided for the re-designed north parking area, however, based on the original layout, staff believes the parking lot tree standard can be met. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan does not indicate provision of a refuse collection area. A trash enclosure must be provided per Section 18.755 and this must be screened in compliance with this standard. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are satisfied outright or will be met through compliance with the condition of approval. CONDITION:Prior to issuance of building permits, the applicant shall submit a revised landscape plan for review and approval. The revised landscape shall replace the proposed 2-inch landscape trees with 21/2-inch caliper trees at a minimum spacing of 28 feet on center. The plan shall also demonstrate that the location of parking lot trees in the north parking area conforms to the standards of Section 18.745.050. MAGNOLIA HI-FI&VIDEO STORE PAGE 16 OF 28 SDR 1999-00006NAR 1999-00013 Mixed Solid Waste and Recyclable Storage — Chapter 18.755: Section 18.755.010.B. states that the mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. Section 18.755.010.C.5.b. states that non-residential buildings shall provide a minimum storage area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA) for "office" and "other" uses. The total square footage of the proposed building is 11,260 square feet. A building this size is required to provide storage of 123 square feet (10 + (10 x 11.26) = 122.6). The applicant's site plan does not indicate that a storage area will be provided. FINDING: Based on the above, Staff finds that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage have not been met but can be satisfied through compliance with the conditions of approval. CONDITION:The applicant shall submit a revised site plan showing the location of an appropriately sized trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. Off-Street Parking — Chapter 18.765: Section 18.765.020 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The site plan indicates that the proposed building will total 11,260 square feet of gross floor area. Table 18.765.2 states that the minimum parking requirement for sales-oriented retail uses is 3.7 spaces per 1 ,000 square feet. Based on the size of the building, this translates to a minimum parking requirement of 42 spaces (3.7 x 11.26 = 41.7). The applicant's site plan indicates that 34 parking spaces are proposed, including three within the auto-install bays. The applicant has applied for an adjustment to the minimum parking standards per Section 18.765.070.F.1. This section allows for up to a 20% reduction in the minimum parking standards for incorporation of transit-related facilities such as bus stops, shelters and pullouts. The applicant proposes to provide a bus shelter at the northeast corner of the site, adjacent to Pacific Highway, in the vicinity of an existing bus stop. The proposal conforms to the reduction provisions and meets the adjustment approval criteria of Section 18.370.050.C.5.b. With the 20% adjustment, the project's minimum parking requirement is 34 spaces. Section 18.765.030.B. states that the location of off-street parking will be as follows: • Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); • Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: The site plan indicates that the furthest point in either parking area is within 85 feet of the building. Section 18.765.030.G. states that 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 17 OF 28 SDR 1999-00006NAR 1999-00013 State standards require two accessible spaces for parking lots providing 25-50 parking spaces. The project proposes 34 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van accessible". The site plan indicates that two ADA accessible parking spaces will be provided. Both spaces are sized for van accessible use. At the time of building permit, the applicant will be required to confirm that one space will be designated "van accessible". Section 18.765.040.J. states that 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 site plan appears to indicate perimeter curbs are proposed. Provision of appropriate wheel stops will be verified at the time of building permit. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: • 8.5' x 18.5' for a standard space; • 7.5' x 16.5' for a compact space; and • As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; • The width of each parking space includes a stripe, which separates each space. The applicant's site plan indicates that parking spaces are sized according to these standards. The site plan indicates that the accessible spaces are 9 feet wide with an 8-foot-wide access aisle as required by ADA regulations. Final parking space dimensional standards will be confirmed and approved at the time of building permits. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The site plan indicates that the access aisles are 24 feet wide. Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; The site plan does not indicate that a bicycle parking area will be provided Section 18.765.050.E. states that 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. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that a sales-oriented retail use must provide 0.3 bicycle parking spaces per 1,000 square feet of floor area. The site plan indicates that the total floor area will be 11 ,260 square feet. The bicycle-parking requirement is, therefore, 4 spaces (11.26 x 0.3 = 3.4). Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum and Maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: MAGNOLIA HI-FI&VIDEO STORE PAGE 18 OF 28 SDR 1999-00006NAR 1999-00013 • A minimum of one loading space is required for buildings with 10,000 gross square feet or more; The applicant's site plan indicates that a loading space will be provided. FINDING: Based on the analysis above, Staff finds that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are either met outright or will be satisfied through compliance with the conditions of approval. CONDITION:The applicant shall submit a bicycle-parking plan for review and approval. The plan shall show that 4 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. Signs — Chapter 18.780: 18.780.130.0 states that no signs shall be permitted in a C-G or CBD zone except for the following: Freestanding signs shall have certain limitations and conditions when permitted on properties in commercial zones; The site plan indicates that no freestanding signs are proposed. Wall Signs shall have certain limitations and conditions when permitted on properties in industrial zones: • Wall signs, including illuminated reader-boards, may be erected or maintained but shall not exceed in gross area 15 percent of any building face on which the sign is to be mounted; • Wall signs may not project more than 18 inches from the wall or extend above the wall to which they are attached; and • If it is determined under the development review process that the wall sign's visual appeal and overall design quality would be served, an additional 50 percent of the allowable sign area may be permitted. No copy will be permitted, however, in the additional area permitted. For purposes of this subsection, "copy" includes symbols, logos and letters. As noted earlier in this decision under Tigard Triangle Design Standards, the applicant's proposed wall signs meet the standards of the code. Visual Clearance Areas — Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. The applicant's site plan does not identify clear vision areas. However, based on review of the site plan, it can be determined that the clear vision areas associated with the two driveway entrances are unobstructed. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.795, Visual Clearance Areas have been met. Street and Utility Improvement Standards — Chapter 18.810: Section 18.810.030.A.1. states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. MAGNOLIA HI-FI&VIDEO STORE PAGE 19 OF 28 SDR 1999-00006NAR 1999-00013 Section 8.810.030.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. 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 Dartmouth Street, SW Pacific Highway (Highway 99W) and the future right-of-way of SW Atlanta Street. Traffic Study Findings & Project Impacts A Transportation Impact Study was prepared by Kittelson & Associates, dated March 12, 1999, and was submitted along with the applicant's materials. The study includes an assumption that two key intersection improvements will be in place prior to this project being occupied. The intersection improvements are: 1) signal installation at 72nd Avenue/Dartmouth Street, and 2) signal installation at 68th Avenue/Dartmouth Street. These two signals have been conditioned upon the developer for the Tri County Center project (SDR 98-0002), which is to be located on the south side of Dartmouth Street, west of 72n Avenue. However, the Tri County project has not been constructed yet and there is no guarantee as to when the developer may move forward on that project. Therefore, there is no guarantee as to if and when the two signals will be installed. In previous traffic studies for other proposed developments in the vicinity, the two intersections mentioned above have been determined to be at a failed level of service (LOS), with a classification of "F". This means that the two intersections are currently at or over capacity. These offsite intersections will be discussed specifically later in this report. The traffic study submitted by the applicant only analyzes the intersection of Highway 99W/Dartmouth Street. Kittelson indicates that under current, 1999 background traffic volumes, the northbound and southbound movements will operate at LOS F and the intersection will be over capacity. This is consistent with what was determined from other traffic studies submitted for other developments in the vicinity. Kittelson indicates that with the proposed osed restriping of the northbound lanes on Dartmouth Street by the Babies "R" Us project (SDR 98-0027), the capacity of the intersection is improved. The Babies "R" Us (BRU) project was conditioned to restripe the northbound lanes at the Highway 99W intersection to provide for two exclusive left turn lanes and one shared through/right lane. Kittelson indicates that the Magnolia project will generate approximately 165 new weekday daily trips, with 25 of the trips taking place during the PM peak hour, which is generally the period of the day that is reviewed for capacity problems. The trip generation estimate is based upon actual data collected from a store located in Everett, Washington. Staff reviewed Kittelson's data and found that the comparison to the Everett store and the resulting estimate for the Tigard store are reasonable. The final recommendation from Kittelson's report is that the proposed project does not warrant any offsite transportation improvements. Offsite Intersection Impacts As mentioned previously, there are two offsite intersections in the vicinity that are currently failing with a LOS = F. These intersections are 72nd Avenue/Dartmouth Street and 68 ' Avenue/Dartmouth Street. The Tri County project, which was conditioned to install signals at the intersections, has not moved forward with development. Meanwhile, there are other developments being proposed in the Triangle that will increase overall traffic through these intersections. The Babies "R" Us project was initially conditioned such that they would not be allowed a final inspection on the building unless the signals at these intersections were in place. The condition did not require BRU to install the signals, but the intent was that they could not occupy and start business unless the signals had been installed. The applicant for BRU argued before the Planning Commission and the City Council that even though BRU is not conditioned to install the signals, they would be potentially placed in a position of having to install them if Tri MAGNOLIA HI-FI&VIDEO STORE PAGE 20 OF 28 SDR 1999-00006NAR 1999-00013 County had not gotten that far in their development plans. They argued that by placing BRU in that position, they would be faced with improvements that would be out of proportion to their impacts on the system. Kittelson, who represented BRU, indicated that BRU's impact on the 72'/Dartmouth intersection, during the PM peak hour, would be approximately 1.1%. The BRU impact on the 68th/Dartmouth intersection during that same period would be 0.75%. BRU indicated that they would be willing to pay their proportionate share toward the costs of signalizing those intersections. The City Council made a decision on May 11, 1999, to require BRU to pay $20,000 toward the signalization of the 72"d Avenue/Dartmouth Street intersection, and $10,000 toward the signalization of the 68th Avenue/Dartmouth Street intersection. From Kittelson's traffic report for Magnolia, and from an additional letter sent to Staff by Kittelson on May 13, 1999, it can be shown that Magnolia will have an impact on the two intersections. The impacts are very small, but they exist nonetheless. The potential impact on the 72"d/Dartmouth intersection is 0.23% and the im act at 68th/Dartmouth is 0.15%. Using simple proportioning, if 1.1% impact corresponds to $20,000 in payment, then 0.23% impact corresponds to $4,182 in payment. Likewise, if 0.75% impact corresponds to $10,000 in payment, then 0.15% impact corresponds to $2,000 in payment. Therefore, based upon the rationale used by the City Council, the applicant is proposing to pay to the City $4,182 toward the improvements at 72 Avenue/Dartmouth Street, and $2,000 toward the improvements at 68th Avenue/Dartmouth Street. Based upon the BRU decision by the Council, this will be an appropriate means to fund the necessary signal improvements. Access to Site The applicant and Kittelson proposed that one access be provided on Highway 99W and another access on SW Atlanta Street. The driveway on Highway 99W is proposed to be a right- in only. The driveway on Atlanta Street is proposed to be a full service driveway; however, the intersection of Atlanta Street and Dartmouth Street will need to be limited to right-in/right-out movements because of the close proximity to the Highway 99W intersection. ODOT submitted comments to the City with regard to this application; the comment letter is dated April 13, 1999. ODOT will permit the applicant to have a right-in only access on the highway as proposed. In order to accommodate this driveway, the applicant will need to construct a raised concrete median in the highway to restrict the left turning movements into the driveway. The applicant's site plan properly indicates that the driveway will only be channeled for entering vehicles. The median and driveway construction will need to be reviewed and permitted by ODOT prior to construction. SW Dartmouth Street This roadway is classified as a major arterial on the Tigard Triangle Design Standards (TTDS) street plan. This roadway classification requires a right-of-way (ROW) width of 94 feet. At present, there is approximately 70 feet of ROW on this street, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 47 feet from the centerline. A ROW radius is needed at the intersection of Dartmouth Street/Highway 99W, to accommodate the curb return, sidewalk and wheelchair ramp. The ROW radius required is equal to 46 feet. Dartmouth Street is improved, but does not fully meet City standards. The applicant is proposing to construct a half-street improvement along the frontage of Dartmouth Street to help mitigate the additional traffic that their project will generate. This improvement will include widening of the pavement, addition of a curb, installation of a sidewalk and planting of street trees. As was stated previously, there is a need for the re-striping of the northbound lanes approaching the Highway 99W intersection. The lanes are to be re-striped to provide for two exclusive left turn lanes and a shared through/right lane. This re-striping work has been conditioned upon the BRU project, but there is no guarantee as to if and when that project will move forward to construction. When the applicant performs the widening work in SW Dartmouth Street adjacent to this site, it will necessitate the relocation and restoration of signal detector loops at the intersection, and the relocation of the signal pole at the southeast corner of the intersection. ODOT recommends that the re-striping work be conducted after, but in MAGNOLIA HI-FI&VIDEO STORE PAGE 21 OF 28 SDR 1999-00006NAR 1999-00013 coordination with, the street widening improvements for the Magnolia project. They recommend that the applicant coordinate with BRU. Staff agrees with that logic, but believes that if the BRU project does not move forward, or if they lag behind the Magnolia project, the lane re-striping work should still be completed to ensure smooth and safe traffic operations at the signal. If this situation arises, the applicant should complete the re-striping work. A condition to this effect has been attached to this decision. As was mentioned earlier, access into and out of this site will need to be restricted due to the site location at the intersection of Dartmouth Street/Highway 99W. The applicant will have access onto SW Atlanta Street, but the Atlanta Street/Dartmouth Street intersection will need to be limited to right-in/right-out movements. The Babies "R" Us project, to the south, has been conditioned to widen Dartmouth Street along their frontage and install a center planted median in accordance with the TTDS. This median is planned to extend across the Atlanta Street intersection to limit the turning movements to right-in/right-out. The City does not have any guarantee as to when the Babies "R" Us project will move forward with construction, and it is quite possible that the Magnolia project will move forward ahead of them. If that were to be the case, then the applicant should be required to install the portion of the median that crosses SW Atlanta Street to ensure that the turning movements will be properly restricted. SW Pacific Highway This facility is under ODOT jurisdiction and is classified as an arterial on the City's transportation plan map. ODOT's comments that were sent to the City indicate that the applicant's proposed driveway will be limited to right-in movements only. In addition, ODOT was concerned about the raised median that is proposed in the highway. The applicant's traffic study shows the median extending beyond the site's east property line, which will interfere with adjacent property access. ODOT recommends the median be shortened to avoid these conflicts. ODOT indicates the median will need to be 18 inches in width. Prior to issuance of a site and/or building permit, the applicant will need to submit evidence to the City that ODOT has issued their permit to allow the work in their ROW. In addition to the improvements mentioned above, City standards require a public sidewalk and street trees along the Highway 99W frontage. The plans indicate that there will be a sidewalk along the frontage. The City will expect these improvements to be included with the applicant's improvement plans and ODOT will need to approve of their design as well. SW Atlanta Street This roadway is classified as a minor arterial in the TTDS. A 60-foot ROW is required to include a 32-foot pavement width, 6-foot sidewalks and 7-foot planter strips. A ROW radius is necessary at the intersection with SW Dartmouth Street to accommodate sidewalk and the wheelchair ramp. The radius requirement is 30 feet minimum. The applicant's plan indicates that they plan to dedicate 30 feet of ROW along their frontage and construct a 1/2-street improvement. The Babies "R" Us project was also conditioned to dedicate 30 feet of ROW, but there was concern about only providing a 1/2-street improvement. A 1 1/2z-street improvement will not provide enough pavement width to accommodate two-way traffic. The Babies "R" Us project was left with three options: 1) dedicate enough ROW on the BRU site to allow construction of a 3/4-street improvement, which would provide 24 feet of pavement, 2) acquire additional ROW from the properties to the north of BRU to allow construction of a 3/4-street improvement, or 3) construct a 1/2-street improvement and sign it as a "one way only" roadway until the other half can be constructed. The City recognizes that the best centerline alignment for this roadway is along the common property line between the BRU site and the Magnolia site, because there is a need to extend the roadway to the east to tie in with the Act III Theater site. If the roadway were to be shifted to the south, an easterly extension into the theater site would be difficult due to conflicts with a wetland and the existing theater building. As it is, the preferred alignment will be challenging to deal with when extending the roadway into the theater site. The City would prefer that both the BRU and Magnolia projects be coordinated so that the street improvements adjacent to each site are constructed at the same time. This would result in a full-width improvement along the Magnolia site. The BRU site extends further to the east and for that segment BRU would still need to sign it as "one way only". MAGNOLIA HI-FI&VIDEO STORE PAGE 22 OF 28 SDR 1999-00006NAR 1999-00013 In the event the two projects can not be coordinated, and the BRU project is lagging behind the Magnolia project, the applicant should be conditioned in similar fashion to BRU. Specifically, there would be two options: 1) acquire additional ROW from the BRU site and construct a 3/4-street improvement, or 2) construct the 1/2-street improvement, but sign it as "one way only" until the south half is constructed. The preferred option from the applicant's point of view may be #1, because if they could only construct a 1/2-street improvement and get only one-way traffic, those movements would be limited to exit only. The applicant's improvements of Atlanta Street will need to include concrete sidewalk and street trees in accordance with the TTDS. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in Highway 99W that can serve this site. The applicant will need to coordinate with TVWD with regard to water service for the site. Sanitary Sewer: There is an existing public sanitary sewer line located in the future ROW for SW Atlanta Street that can serve this site. The applicant's plans indicate that they will extend a service lateral into this site from the main line. Storm Drainage: The site is currently covered in paving and other hard surfaces and slopes to the south. The applicant's plan indicates that they will collect their surface water runoff and direct it to SW Atlanta Street. The plan is preliminary in nature, as it does not show how the storm drainage system in Atlanta Street will accommodate the onsite runoff. When the construction plans for SW Atlanta Street are developed, the applicant will need to show more detail as to how the water from this site and SW Atlanta Street will be conveyed downstream to tie in with the public drainage system. Onsite detention is not required here because the applicant will not significantly increase the impervious surfaces on the site. Storm Water Quality: This section will not apply because there will be no significant increase in impervious surfaces. There are two existing buildings on the site along with paved and compacted gravel parking areas. 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. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30. ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 23 OF 28 SDR 1999-00006NAR 1999-00013 The proposed development involves redevelopment of an existing developed site. The site includes no natural features. Therefore, this criterion does not apply. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. No trees are present on the site. Therefore, this criterion does not apply. Exterior elevations: Section 18.360.090.A.3.a. states that along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet. The proposal is for a retail use. This section relates to residential development only and, therefore, is not applicable. Buffering, screening and compatibility between adjoining uses: Section 18.360.090.A.4.a. states that buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: The proposal is a retail use. Abutting properties are developed with compatible commercial uses. Therefore, this criterion does not apply. Section 18.360.090.A.4.b. states that on site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: • What needs to be screened; • The direction from which it is needed; • How dense the screen needs to be; • Whether the viewer is stationary or mobile; and • Whether the screening needs to be year around. Screening of parking areas and the proposed trash/recycling enclosure is addressed earlier in this decision under the specific provisions of Chapter 18.745, Landscaping and Screening. Privacy and noise: multi-family or group living uses: Section 18.360.090.A.5.a. states that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a. below; The proposal is a retail use. This section relates to residential development only and, therefore, is not applicable. Private outdoor area: multi-family use: Section 18.360.090.A.6.a. states that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and The proposal is for a retail use. This section relates to residential development only and, therefore, is not applicable. Shared outdoor recreation areas - multi-family use: Section 18.360.090.A.7.a. states that in addition to the requirements of Subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents. The proposal is for a retail use. This section related to residential development only and, therefore, is not applicable. MAGNOLIA HI-FI&VIDEO STORE PAGE 24 OF 28 SDR 1999-00006NAR 1999-00013 Section 18.360.090.A.8. states that 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. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: • A deck, patio, low wall, hedge, or draping vine; • A trellis or arbor; • A change in elevation or grade; • A change in the texture of the path material; • Sign; or • Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkway approach to the building entrance provides a clear corridor for customers from public to private space. Therefore, this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; The elevation drawings indicate that east elevation, facing the parking area is provided with a large window area. The parking area to the south of the site is visible form the public right-of-way. Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Section 18.360.090.A.10.e. states that 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 applicant has not submitted information regarding lighting levels. The Tigard Police Department commented on this proposal and requested a lighting plan for their review and approval. A condition of approval requires that the applicant submit a lighting plan that complies with this section. Therefore, this standard will be satisfied through compliance with the condition of approval. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1) & (2) state that the requirements for transit facilities shall be based on the following: MAGNOLIA HI-FI&VIDEO STORE PAGE 25 OF 28 SDR 1999-00006NAR 1999-00013 • The location of other transit facilities in the area; and • The size and type of the proposal. There is an existing bus stop on Pacific Highway, immediately east of the site. The applicant proposes to install a bus shelter at the northeast corner of the site to serve the existing bus stop. • Landscaping: Section 18.360.090.A.12.a. states that all landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. as follows: • In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and • A minimum of 15 percent of the gross site area shall be landscaped. As noted earlier in this decision, the project will provide 17% of the site in landscaping. Therefore, this standard is met. Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm drainage is addressed earlier in this decision under Street and Utility Improvement Standards. Section 18.360.090.A.14. states that provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Accessibility of parking stalls is addressed earlier in this report. Accessibility of walkways and structures will be addressed through the building permit process. Therefore, this standard is met. Section 18.360.090.A.15. states that 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. The provisions of the underlying zone are addressed earlier in this decision. All of these standards are met except as modified by the Tigard Triangle Design Standards. Therefore, this standard is met. SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and has offered the following comments: • The accessible route from and to the public way must comply with OSSC, ADAG Figure 14. • The parking lot entrance from Pacific Highway does not meet the radius requirement for fire truck access. • Provide two hydrants within 250 feet of all portions of the proposed construction. The hydrants must be on the same side of the street as the construction. TVFD ordinance. • Provide hydrodynamic calculations by a Oregon Licensed Engineer for sizing of the storm pipe system which exceeds the allowable OPSCC, Table 11-2. • Provide DEQ approval for potential asbestos removal. • A seismic induced liquefaction and soil stability analysis by a licensed Oregon Geological Engineer will be required at Site Permit application. City of Tigard Police Department has reviewed this application and has offered the following comments: • No reference to any additional lighting. Request lighting plan, with details for parking and building areas. MAGNOLIA HI-FI&VIDEO STORE PAGE 26 OF 28 SDR 1999-00006NAR 1999-00013 t SECTION VI. AGENCY COMMENTS ODOT has reviewed the proposal and offered comments that are incorporated in to the Streets and Public Improvements section of this decision. GTE has reviewed the proposal and has offered the following comments: • Developer to pay any relocation costs and place conduit per GTE specs. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered the following comments: Sanitary Sewer The development should be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA'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 Each lot should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. • If the original site had gravel parking onsite it does not qualify as previous impervious area and, therefore, the new development would require a water quality facility. See USA R&O 98-22, Rates and Charges, section 2.H.3.h. STAFF RESPONSE: Comments submitted by USA were considered in the Engineering Departments review of this proposal. Tualatin Valley Water District, PGE, Tri-Met and TCI Cable were given the opportunity to review the proposal and submit comments and offered no comments or objections. No other comments were received. SECTION VII. PROCEURE & 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 MAY 24, 1999 AND EFFECTIVE ON JUNE 8, 1999 UNLESS AN APPEAL IS FILED. MAGNOLIA HI-FI&VIDEO STORE PAGE 27 OF 28 SDR 1999-00006NAR 1999-00013 Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 . may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 7, 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 . `rig A bit+ _ May 24, 1999 • PREPA'ED BY: Mark J. Roberts DATE Associate Planner May 24, 1999 APPROVED BY: Richard Bewersdorff DATE Planning Manager i:\curpin\mark\sdr\sdr99-06.doc MAGNOLIA HI-FI&VIDEO STORE PAGE 28 OF 28 SDR 1999-00006NAR 1999-00013 I, V. GRY Of ROYD t S.*. DAR1 ° 1n J,. 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DARTMOUTH ST 0 200 400 600 Feet 111 1"=473 feet ~ + 6'b City of Tigard WI / r!o Milimmrill d.,.,l•nlawi =I, Information nelvn on this map is for general location only isio ■ should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 a3j11 , '1lwa,w c3.t gard' htlp or.us Community Development Plot date:Apr 15, 1999;C:\magic\MAGICO3.APR NOTICE OF TYPE II DECISION A SITE DEVELOPMENT REVIEW[SDR]1999-00006 TI CITY Y OF TIOARD Community(Development MAGNOLIA HI-FI&VIDEO STORE Shaping) Better Community 120 DAYS = 8/7/99 SECTION I. APPLICATION SUMMARY CASE: MAGNOLIA HI-Fl & VIDEO STORE Site Development Review SDR 1999-00006 Adjustment VAR 1999-00013 PROPOSAL: The applicant has requested Site Development Review approval of a proposal to construct an 11,260 square foot retail building. The use includes retail sales of home entertainment and electronics equipment and a 3-bay "auto-install" facility and storage area. The applicant has also applied for an adjustment to the minimum parking standards to allow for a 20 /o reduction. APPLICANT: P&F Properties of the Northwest OWNER: The Holland, Inc. 834 SW St. Claire 109 W. 17 Street Portland, OR 97205 Vancouver, WA 98660 COMPREHENSIVE PLAN DESIGNATION: General Commercial. ZONING DESIGNATION: C-G; General Commercial. LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. APPLICABLE Community Development Code Chapters 18.360 (Site Development Review); REVIEW 18.390 (Decision Making Procedures); 18.520 (Commercial Zoning Districts); CRITERIA: 18.620 (Tigard Triangle Design Standards); 8.705 (Access, E ress and Circulation); 18.730 (Exceptions to Development Standards 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste & ecyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 24, 1999 AND EFFECTIVE ON JUNE 8, 1999 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the ap, .ant, the hearing on an appeal frc le Director's Decision shall be confined to the specific issues identified in the written comments su„,pitted 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 JUNE 7, 1999. Questions: For further information please contact the Planning Division Staff Planner, Mark J. Roberts at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. �i ' ■ J .....CxITY'olYT16ARDY-los ilpg �■ - MI� I VICINITY MAP .Hgraigral rem ILE IN ;" ...... _ IIP SDR 99-0006 irilli u/ o�� .� r1 ip I wqE i1,1 MAGNOLIA HI-fl IIIIP/ �0 „Iii & VIDEO STORE ,. N. vir ,\ 1 0 : rte. =� N _ DARTMOUTH ST - r.n - 1'•.11 M1 a ;A � Ciry of Tigard/lir �0.1�IORIaTY ���, 11 •ar.•P,..n15 b Inlorm.lron m LI 1/1 .11.ua[.nnM1..win n \ �, 11111 SW N..91w 3 i .,.b O.,,1:1 Community Development dote:Apr 15,1999;C:'m ay c\MAGIC03.APR 1r It SW.DAAP,IouTh ST. ,o,,,,.r —I hra I � �4� Ia l ti! o/ ds' �I m l �1 1 ,11 • jai SITE PLAN °� MAGNOLIA HI-FI EXHIBIT MAP 4 � SDR 99-0006 & VIDEO STORE (map is not to scale) I:\CURPLN\SETUP\DECISION SUMMARIES\SDR 99-0006 DOC NOTICE TO MORTGAGEE, LIENHO' R,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THA I IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMF LY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY OF TIGARD Communay Development Shaping Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: April 15, 1999 FILE NO(s)/NAME: SITE DEVELOPMENT REVIEW (SDR) 98-0006 MAGNOLIA HI-FI & VIDEO STORE PROPOSAL: A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3-Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). 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: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. LOCATION: 11680 SW Pacific Highway; WCTM 1 S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. 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 THURSDAY - APRIL 29, 1999. All comments should be directed to Mark J. Roberts. 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. SDR 99-0006 MAGNOLIA HI-FI &VIDEO STORE 14-DAY PROPERTY OWNER NOTICE Failure of any party to addres ie relevant approval criteria witl efficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." MEM pl MOM atil4 so, I O. N Olsos:, . :�jlll !Illlr :11111 .. DARTMOUTH ST - • 011111/1 , I F •yam �_� �� .. SDR 99-0006 MAGNOLIA HI-FI &VIDEO STORE 14-DAY PROPERTY OWNER NOTICE REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: May 14, 1999 TO: Mark Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 99-0006, Magnolia Hi-Fi & Video Store Description: This application is for the construction of an 11,260 square foot retail store at 11680 SW Pacific Highway (WCTM 1S1 36CD, Tax Lot 1700). 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 Dartmouth Street, SW Pacific Highway (Highway 99W) and the future right-of-way of SW Atlanta Street. Traffic Study Findings & Project Impacts A Transportation Impact Study was prepared by Kittelson & Associates, dated March 12, 1999, and was submitted along with the applicant's materials. The study includes an assumption that two key intersection improvements will be in place prior to this project being occupied. The intersection improvements are: 1) signal installation at 72nd Avenue/Dartmouth Street, and 2) signal installation at 68th Avenue/Dartmouth Street. These two signals have been conditioned upon the developer for the Tri County Center project (SDR 98-0002), which is to be located on the south side of Dartmouth Street, west of 72nd Avenue. However, the Tri County project has not been constructed yet and there is no guarantee as to when the ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 1 developer may move forward on that project. Therefore, there is no guarantee as to if and when the two signals will be installed. In previous traffic studies for other proposed developments in the vicinity, the two intersections mentioned above have been determined to be at a failed level of service (LOS), with a classification of"F". This means that the two intersections are currently at or over capacity. These offsite intersections will be discussed specifically later in this report. The traffic study submitted by the applicant only analyzes the intersection of Highway 99W/Dartmouth Street. Kittelson indicates that under current, 1999 background traffic volumes, the northbound and southbound movements will operate at LOS F and the intersection will be over capacity. This is consistent with what was determined from other traffic studies submitted for other developments in the vicinity. Kittelson indicates that with the proposed restriping of the northbound lanes on Dartmouth Street by the Babies R Us project (SDR 98-0027), the capacity of the intersection is improved. The Babies R Us (BRU) project was conditioned to restripe the northbound lanes at the Highway 99W intersection to provide for two exclusive left turn lanes and one shared through/right lane. Kittelson indicates that the Magnolia project will generate approximately 165 new weekday daily trips, with 25 of the trips taking place during the PM peak hour, which is generally the period of the day that is reviewed for capacity problems. The trip generation estimate is based upon actual data collected from a store located in Everett, Washington. Staff reviewed Kittelson's data and found that the comparison to the Everett store and the resulting estimate for the Tigard store are reasonable. The final recommendation from Kittelson's report is that the proposed project does not warrant any offsite transportation improvements. Offsite Intersection Impacts As mentioned previously, there are two offsite intersections in the vicinity that are currently failing with a LOS = F. These intersections are 72nd Avenue/Dartmouth Street and 68th Avenue/Dartmouth Street. The Tri County project, which was conditioned to install signals at the intersections, has not moved forward with development. Meanwhile, there are other developments being proposed in the Triangle that will increase overall traffic through these intersections. The Babies R Us project was initially conditioned such that they would not be allowed a final inspection on the building unless the signals at these intersections were in place. The condition did not require BRU to install the signals, but the intent was that they could not occupy and start business unless the signals had been installed. The applicant for BRU argued before the Planning Commission ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 2 and the City Council that even though BRU is not conditioned to install the signals, they would be potentially placed in a position of having to install them if Tri County had not gotten that far in their development plans. They argued that by placing BRU in that position, they would be faced with improvements that would be out of proportion to their impacts on the system. Kittelson, who represented BRU, indicated that BRU's impact on the 72nd/Dartmouth intersection, during the PM peak hour, would be approximately 1.1%. The BRU impact on the 68th/Dartmouth intersection during that same period would be 0.75%. BRU indicated that they would be willing to pay their proportionate share toward the costs of signalizing those intersections. The City Council made a decision on May 11, 1999, to require BRU to pay $20,000 toward the signalization of the 72nd Avenue/Dartmouth Street intersection, and $10,000 toward the signalization of the 68th Avenue/Dartmouth Street intersection. From Kittelson's traffic report for Magnolia, and from an additional letter sent to Staff by Kittelson on May 13, 1999, it can be shown that Magnolia will have an impact on the two intersections. The impacts are very small, but they exist nonetheless. The potential impact on the 72nd/Dartmouth intersection is 0.23% and the impact at 68th/Dartmouth is 0.15%. Using simple proportioning, if 1.1% impact corresponds to $20,000 in payment, then 0.23% impact corresponds to $4,182 in payment. Likewise, if 0.75% impact corresponds to $10,000 in payment, then 0.15% impact corresponds to $2,000 in payment. Therefore, based upon the rationale used by the City Council, the applicant is proposing to pay to the City $4,182.00 toward the improvements at 72nd Avenue/Dartmouth Street, and $2,000.00 toward the improvements at 68th Avenue/Dartmouth Street. Based upon the BRU decision by the Council, this will be an appropriate means to fund the necessary signal improvements. Access to Site The applicant and Kittelson proposed that one access be provided on Highway 99W and another access on SW Atlanta Street. The driveway on Highway 99W is proposed to be a right-in/right-out. The driveway on Atlanta Street is proposed to be a full service driveway; however, the intersection of Atlanta Street and Dartmouth Street will need to be limited to right-in/right-out movements because of the close proximity to the Highway 99W intersection. ODOT submitted comments to the City with regard to this application; the comment letter is dated April 13, 1999. They indicate that they will not support or permit the driveway on Highway 99W as proposed. They are not comfortable with the right-out movement, as they fear they will conflict with the eastbound lane movements of Highway 99W. ODOT will permit ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 3 the applicant to have a right-in only access on the highway. In order to accommodate this driveway, the applicant will need to construct a raised concrete median in the highway to restrict the left turning movements into the driveway. The applicant's site plan properly indicates that the driveway will only be channeled for entering vehicles. The median and driveway construction will need to be reviewed and permitted by ODOT prior to construction. SW Dartmouth Street This roadway is classified as a major arterial on the Tigard Triangle Design Standards (TTDS) street plan. This roadway classification requires a right-of-way (ROW) width of 94 feet. At present, there is approximately 70 feet of ROW on this street, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 47 feet from the centerline. A ROW radius is needed at the intersection of Dartmouth Street/Highway 99W, to accommodate the curb return, sidewalk and wheelchair ramp. The ROW radius required is equal to 46 feet. Dartmouth Street is improved, but does not fully meet City standards. The applicant is proposing to construct a half-street improvement along the frontage of Dartmouth Street to help mitigate the additional traffic that their project will generate. This improvement will include widening of the pavement, addition of a curb, installation of a sidewalk and planting of street trees. As was stated previously, there is a need for the restriping of the northbound lanes approaching the Highway 99W intersection. The lanes are to be restriped to provide for two exclusive left turn lanes and a shared through/right lane. This restriping work has been conditioned upon the BRU project, but there is no guarantee as to if and when that project will move forward to construction. When the applicant performs the widening work in SW Dartmouth Street adjacent to this site, it will necessitate the relocation and restoration of signal detector loops at the intersection, and the relocation of the signal pole at the southeast corner of the intersection. ODOT recommends that the restriping work be conducted after, but in coordination with, the street widening improvements for the Magnolia project. They recommend that the applicant coordinate with BRU. Staff agrees with that logic, but believes that if the BRU project does not move forward, or if they lag behind the Magnolia project, the lane restriping work should still be completed to ensure smooth and safe traffic operations at the signal. If this situation arises, the restriping work should be completed by the applicant. A condition to this effect has been attached to this decision. ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 4 As was mentioned earlier, access into and out of this site will need to be restricted due to the site location at the intersection of Dartmouth Street/Highway 99W. The applicant will have access onto SW Atlanta Street, but the Atlanta Street/Dartmouth Street intersection will need to be limited to right-in/right-out movements. The Babies R Us project, to the south, has been conditioned to widen Dartmouth Street along their frontage and install a center planted median in accordance with the TTDS. This median is planned to extend across the Atlanta Street intersection to limit the turning movements to right-in/right-out. The City does not have any guarantee as to when the Babies R Us project will move forward with construction, and it is quite possible that the Magnolia project will move forward ahead of them. If that were to be the case, then the applicant should be required to install the portion of the median that crosses SW Atlanta Street to ensure that the turning movements will be properly restricted. SW Pacific Highway This facility is under ODOT jurisdiction and is classified as an arterial on the City's transportation plan map. ODOT's comments that were sent to the City indicate that the applicant's proposed driveway will be limited to right-in movements only. In addition, ODOT was concerned about the raised median that is proposed in the highway. The applicant's traffic study shows the median extending beyond the site's east property line, which will interfere with adjacent property access. ODOT recommends the median be shortened to avoid these conflicts. ODOT indicates the median will need to be 18 inches in width. Prior to issuance of a site and/or building permit, the applicant will need to submit evidence to the City that ODOT has issued their permit to allow the work in their ROW. In addition to the improvements mentioned above, City standards require a public sidewalk and street trees along the Highway 99W frontage. The plans indicate that there will be a sidewalk along the frontage. The City will expect these improvements to be included with the applicant's improvement plans and ODOT will need to approve of their design as well. SW Atlanta Street This roadway is classified as a minor arterial in the TTDS. A 60-foot ROW is required to include a 32-foot pavement width, 6-foot sidewalks and 7- foot planter strips. A ROW radius is necessary at the intersection with SW Dartmouth Street to accommodate sidewalk and the wheelchair ramp. The radius requirement is 30 feet minimum. The applicant's plan indicates that they plan to dedicate 30 feet of ROW along their frontage and construct a 1/2-street improvement. The Babies R Us project was also conditioned to dedicate 30 feet of ROW, but there was concern about only providing a 1/2-street improvement. A 1/2-street ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 5 improvement will not provide enough pavement width to accommodate two-way traffic. The Babies R Us project was left with three options: 1) dedicate enough ROW on the BRU site to allow construction of a 3/4-street improvement, which would provide 24 feet of pavement, 2) acquire additional ROW from the properties to the north of BRU to allow construction of a 3/4-street improvement, or 3) construct a 1/2-street improvement and sign it as a "one way only" roadway until the other half can be constructed. The City recognizes that the best centerline alignment for this roadway is along the common property line between the BRU site and the Magnolia site, because there is a need to extend the roadway to the east to tie in with the Act III Theater site. If the roadway were to be shifted to the south, an easterly extension into the theater site would be difficult due to conflicts with a wetland and the existing theater building. As it is, the preferred alignment will be challenging to deal with when extending the roadway into the theater site. The City would prefer that both the BRU and Magnolia projects be coordinated so that the street improvements adjacent to each site are constructed at the same time. This would result in a full-width improvement along the Magnolia site. The BRU site extends further to the east and for that segment BRU would still need to sign it as "one way only". In the event the two projects can not be coordinated, and the BRU project is lagging behind the Magnolia project, the applicant should be conditioned in similar fashion to BRU. Specifically, there would be two options: 1) acquire additional ROW from the BRU site and construct a %- street improvement, or 2) construct the 1/2-street improvement, but sign it as "one way only" until the south half is constructed. The preferred option from the applicant's point of view may be #1, because if they could only construct a 1/2-street improvement and get only one-way traffic, those movements would be limited to exit only. The applicant's improvements of Atlanta Street will need to include concrete sidewalk and street trees in accordance with the TTDS. 2. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in Highway 99W that can serve this site. The applicant will need to coordinate with TVWD with regard to water service for the site. ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 6 3. Sanitary Sewer: There is an existing public sanitary sewer line located in the future ROW for SW Atlanta Street that can serve this site. The applicant's plans indicate that they will extend a service lateral into this site from the main line. 4. Storm Drainage: The site is currently covered in paving and other hard surfaces and slopes to the south. The applicant's plan indicates that they will collect their surface water runoff and direct it to SW Atlanta Street. The plan is preliminary in nature, as it does not show how the storm drainage system in Atlanta Street will accommodate the onsite runoff. When the construction plans for SW Atlanta Street are developed, the applicant will need to show more detail as to how the water from this site and SW Atlanta Street will be conveyed downstream to tie in with the public drainage system. Onsite detention is not required here because the applicant will not significantly increase the impervious surfaces on the site. 5. Storm Water Quality: This section will not apply because there will be no significant increase in impervious surfaces. There are two existing buildings on the site along with paved and compacted gravel parking areas. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). For parcels within the USB, an addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30.00. ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 7 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 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 proposed driveway onto Highway 99W shall be limited to right-in movements only. The design of the driveway shall be reviewed and approved by ODOT prior to construction. An 18-inch wide raised concrete median shall also be constructed in Highway 99W to restrict the turning movements. This design shall also be reviewed and approved by ODOT. ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 8 5. Prior to issuance of the site and/or building permit, the applicant shall demonstrate that they have obtained a permit from ODOT for the construction of the improvements in Highway 99W. 6. Additional right-of-way shall be dedicated to the Public along the frontage of SW Dartmouth Street to increase the right-of-way to 47 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 7. Additional right-of-way shall be dedicated to the Public along the frontage of SW Atlanta Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 8. The applicant shall dedicate a right-of-way radius at the corner of SW Dartmouth Street/Highway 99W to equal 46 feet. 9. The applicant shall dedicate a right-of-way radius at the corner of SW Dartmouth Street/Atlanta Street to equal 30 feet minimum. 10. The applicant shall construct a half-street improvement along the frontage of SW Dartmouth Street. The improvements shall be constructed in accordance with the Tigard Triangle Design Standards and shall include: A. City standard pavement section from curb to centerline equal to 33 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; and J. street signs; and K. relocate/restore signal detector loops and the signal pole at the southeast corner of the intersection. 11. If the Babies R Us project (SDR 98-0027) has not started significant construction before the applicant is ready for development of the subject site, the applicant shall construct the portion of the 10-foot wide planted median in SW Dartmouth Street that crosses the SW Atlanta Street ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 9 intersection. This improvement is necessary to properly restrict the turning movements at the Atlanta Street intersection to right-in/right-out. 12. ( If the Babies R Us project has not started significant construction before the r applicant is ready for development of the subject site the applicant shall complete the necessary restriping of the northbound lanes on Dartmouth Street at the Highway 99W intersection. The restriping work shall provide for two exclusive left turn lanes and a shared through/right turn lane. The restriping plans shall be reviewed and approved by both ODOT and the City prior to construction. G,` 13. cJ If the applicant can obtain the necessary right-of-way from the Babies R Us site, they should construct a Y4-street improvement along the new frontage of SW Atlanta Street and complete the improvement prior to a final inspection of the building on this site. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 16 feet, plus 8 feet of pavement on the north side of the roadway centerline such that a total of 24 feet of pavement width is provided; B. concrete curb, or curb and gutter as needed; C. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 6-foot concrete sidewalk; E. street trees within a 7-foot planter strip, spaced per TTDS requirements; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; street signs; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. 14. fi If the applicant can not obtain-the-necessary right-of-way from the Babies R Us site, they shall construct a 116-street improvement on SW Atlanta Street and complete the improvement prior to a final inspection of the building on this site. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 16 feet; B. concrete curb, or curb and gutter as needed; C. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 6-foot concrete sidewalk; E. street trees within a 7-foot planter strip, spaced per TTDS requirements; ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 10 • F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; street signs; and J. driveway apron. K. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. L. Install temporary "One Way" and "Do Not Enter" signs to limit traffic to westbound movements only. 15. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 16. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$30.00. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 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. 19. Prior to a final building inspection, the applicant shall pay to the City $4,182.00 toward the future signalization of the intersection of 72nd Avenue/Dartmouth Street and $2,000.00 toward the future signalization of the intersection of 68th Avenue/Dartmouth Street. 11tig333\u sr\d epts\eng\bria n r\comment s\sd r99-0006.bdr.doc ENGINEERING COMMENTS SDR 99-0006 Magnolia Hi-Fi & Video PAGE 11 . • A REQUEST FOR COMMENT g. n.ECEIVED PLANI�INGITY OF TIGARD ommunity CDevetopment Shaping Better Community DATE: April 15,1999 I'44Y 0 3 1999 TO: Julia Huffman,USA/SWM Program CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner(x315) Phone: 15031639-4111/Fax: [5031684-1291 .i�in►i�iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiryiri►iiil►a....E.r,..�.r�i...�,..T..-..�.,.:.F.�r t-,�a.�s s r s r�.�arr:r:�r�s.�s i i i i i i i i i i i i i i i i i i i i i i i i i i r� SITE DEVELOPMENT REVIEW ISDRI 99-0006 o > MAGNOLIA HI-FI &VIDEO STORE < A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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: THURSDAY - APRIL 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 t (� q / of our office. APlease refer to the enclosed letter. Q Written comments provided below: APR 1 V gy 199.9 (PCease provide the fo(Cowing information)Name of Person(s)Commenting: -- '1,4/A---_—_ `-')Z-)A f I Phone Number[sl: g3 ti-- -,i o - I SDR 99-0006 MAGNOLIA HI-FI &VIDEO STORE REQUEST FOR COMMENTS Urn UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: April 27, 1999 TO: Mark Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Magnolia Hi-Fi &Video Store, SDR 99-0006 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. • If the original site had gravel parking onsite it does not qualify as previous impervious area and therefore the new development would require a water quality facility. See USA R&O 98-22, Rates and Charges, section 2.H.3.h. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 Alk REQUEST FOR COMMENTS C; TIGARD Community cDecefopment � j e C� shapgmfoRA1►14JINGu ty DATE: April 15,1999 U. ` TO: Patty Stambaugh,US West Communications Engineering J' 14,4Y 0 3 1999 CITY OF TI� FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate PlannerTx3151 Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR) 99-0006 ➢ MAGNOLIA HI-FI &VIDEO STORE < A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1 S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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: THURSDAY - APRIL 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: ■[\, A41 (Please provide the following information)Name of Person(sl Commenting: I Phone Number[sl: a - °<S L SDR 99-0006 MAGNOLIA HI-FI &VIDEO STORE REQUEST FOR COMMENTS REQUEST FOR COMMENTS C. r,: Community cDeve1opment RECEIVED PLANNING Slzaping)4(Better Community DATE: April 15,1999 TO: Elaine Self,GTE APR 2 7 1999 FROM: City of Tigard Planning Division STAFFfiliNATOPRIark Roberts,Associate Planner(x315) Phone: [503)639-4111/Fax: [503)684-1291 .col i i i/i i i i i i IOW4140%1GIIOW/AVIVIy/�IM69Iii ,. ..:, Sr.144i�iI' .►iiii74,07/iiiir:-_riiii//// mill/iiL 1551%/i//////'IV/////////,• 0 SITE DEVELOPMENT REVIEW[SDR)99-0006 MAGNOLIA HI-FI &VIDEO STORE < II A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- I Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements . include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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 Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY - APRIL 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: fk I • / T- • . , - , ii ____ ' e t 4 PeriVL45/ !� ; I r , dl 6 / . • -, I A., (Please provide the following itfonnation)Name of Person[sl Commenting: ca,_, ,,, _ Q 40 I I Phone Number's]: (7, 3 -7 3 g7 I SDR 99-0006 MAGNOLIA HI-FI & VIDEO STORE REQUEST FOR COMMENTS 04/26/99 MON 10:52 FAX 503 591 0986 TVWD ENGINEERING 001 REQUEST FOR C [H NG '`A'' CITY OF TIGARD Community cDeve[opment 1----C) Shaping A Better Comnrunity DATE: April 15,1999 APR 2 7 1999 CITY GF TIGgRp TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner(x315) Phone: 1503)639-4111/Fax: 1503) 684-1291 ...a.•» ...vt•�.•,.. ... ...,..... ..,_.. ,. ,. .>,,... .,>;.,_,.,. .... ....i _ . ...i .. .. , .,.. .,... _..._..Ltirr.:-..tz✓na°^(rw!ax'.:,;'. .....::r>:. SITE DEVELOPMENT REVIEW ESDRI 99-0006 MAGNOLIA HI-Fl &VIDEO STORE < A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). I LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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: THURSDAY - APRIL 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. PLEAA,ECHECK THE FOLLOWING ITEMS THAT APPLY: Y" 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: ���rr I - - i. (Please proud the fot ru.'ing information)Name of Person(s)Commenting: /.f��' f'L-�/ilie / e-• �' • . I Phone Number(sl: Z--`? j ..�— ,..,.,.. ■■w r+■,�, IA I n r, 0 re-%n OCni VCCT Cllr !■l111 AR A I I'.IT •200 SW Market,Suite 345 • Portland,Oregon 97201 503/294-0400 Fax227-2507 WYSE INVESTMENT SERVICES COMPANY RECEIVED PLANNING April 21, 1999 APR 2 3 1999 CITY OF TIGAFID Mr. Mark Roberts Associate Planner, City of Tigard 13125 SW Ha11 Blvd. Tigard, Oregon 97223 Re: SDR 98-0006 Dear Mr. Roberts: As property managers of Pacific Crossroads Shopping Center, located on the northwest corner of SW Pacific Highway and SW Dartmouth Road, we fully support the proposed development of a Magnolia Hi-Fi and Video Store. We recommend the City of Tigard approve Magnolia's request for a Site Development Review. If we can be of assistance, please do not hesitate to call me at 294-0400. Thank you Scott Frank Property Manager skf213.doc REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNII'mmunity DeveCopment Shaping Better Community DATE: April 15,1999 APR 21 1999 TO: Brian Moore,PGE Service Design Consultant CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner 1x3151 Phone: [5031639-4111/Fax: 15031684-1291 .. ., .:riiwviii/S'/in►//S/S/S//S'//SS/ii i i i,sys.-�:rsr rsararrv�ss:srasres:ta°rsar:cr:r;rrf<rc rrr-r4?Si i i i i i i i i i i i i i i i i i i i i i i i i i/S SITE DEVELOPMENT REVIEW[SDR] 99-0006 MAGNOLIA HI-FI &VIDEO STORE < A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements inciude off-street parking, iandscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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: THURSDAY - APRIL 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: A- We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Mitten IL p iVVl Gu below: (Please provide the following information)Name of Personfsl Commenting: z- l Phone Numberfsl: . SDR 99-0006 MAGNOLIA HI-FI & VIDEO STORE REQUEST FOR COMMENTS tkite REQUEST FOR COMMENTS C.OF IIGARD Community'DeveCop me n t Shaping Better Community DATE: April 15,1999 TO: Nadine Smith,Advanced Planning Supervisor FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner 1x3151 Phone: (5031639-4111/Fax: (5031684-1291 /i i/i i i i i i Ar/II/INII,fli�i�/OrII/I/4/6///ibis .., _ ,. _.. .._ _ _. ,.. 4,i4/411W/I IIMIV//I/I//�.rv/Alyi//////////i SITE DEVELOPMENT REVIEW ISDRI 99-0006 ➢ MAGNOLIA HI-FI &VIDEO STORE Q A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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: THURSDAY - APRIL 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: 1/ 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, _ '► (P1 ase provide the foffywing information)Name of Person's)Commenting: I Phone Numberfsl: SDR 99-0006 MAGNOLIA HI-FI & VIDEO STORE REQUEST FOR COMMENTS Ci^rd-, ce7144,,,coi AvtA.A, I RECEIVED PLANNING REQUEST FOR COMMENTS I APR 1 6 1999 CITY OF TIOARD Community cDevetopment CITY OF TIGA Shaping Better Community DATE: Aprn 15,1999 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner[x315) Phone: 15031 639-41/1/Fax: [5031684-1291 ��///////IV//////.I//////l//// r,�.®,wr'T:ergav,'g,':sPwr®r�.rrrv-v:'sgrvw:l:r�+�n:rrss;rpx,rrr rAr r�i�i�i..►i�il�ie►�.�il/.I�.�i������//i/i i//////i / SITE DEVELOPMENT REVIEW[SDR] 99-0006 `r MAGNOLIA HI-FI &VIDEO STORE < A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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: THURSDAY - APRIL 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-151/4 \I,V P\OW1 Soma)caek -\To Vo11d , • V ov4 t, '► (Please provide the following information)Name of Person[sl Commenting: 6xliN Ao I Phone Number(s): 'k ..0 I SDR 99-0006 MAGNOLIA HI-FI & VIDEO STORE REQUEST FOR COMMENTS 04,13/99 13:18 FAX 1 503 731 8259 ODOT RG 1-FLANDERS / l ]001/002 •,t 14 ■' ��tt tom:' _-_ At a.•�a=ye `, Department of Transportation lit �: _1' .o regon Region 1 Y 123 NW Flanders ;y�, ' John A.ICirzb bee M.D.,Governor Portland,OR 97209-4037 (503)731-8200 FAX(503)731-8259 April 13, 1999 F[LE CODE: Brandon Nevers PLA9-2A-TIG-1W Kittleson & Associates 610 SW Alder, Suite 700 D EC � � � � —D"‘Portland, OR 97205 Subject: Tigard Magnolia Hi-Fi Transportation Impact Study APR 141999 OR 99W X Dartmouth CI i Y .OF TIGARD Dear Mr_ Nevers, We appreciate the opportunity to comment on the above referenced proposed development before a formal application has been submitted to the City of Tigard. The subject property is adjacent to OR 99W. According to the Oregon Highway Plan, OR 99W has a statewide highway classification. We have an interest in ensuring that proposed land uses do not negatively impact the safe and efficient use of this facility. We have reviewed the proposed site plan. The site plan should be revised to address the following ODOT requirements: 1. ODOT will not grant a permit for the site's right-out access on Highway 99W. With the access' close proximity to Highway 99W,Dartmouth intersection, it is anticipated that vehicles from the site turning right into Highway 99W will come in conflict with higher speed through-traffic on Highway 99W. This has the potential to cause rear- end type accidents. Vehicles going through an intersection can typically be found to accelerate to beat the yellow light or accelerate to reach the speed limit from a stopped position after the signal light has turned from red to green. Thus, motorists accelerating through an intersection are unlkely to anticipate a sudden deceleration to accommodate a vehicle ahead that has just turned right into Highway 99W from a stopped position. Exiting vehicles can leave via the south access on Atlanta Street. 2. A right-in only access with a raised median will be permitted on 99W. The right-in only access will need to be constructed 15-17 feet in width. The required 18-inch raised median will serve to prevent westbound traffic on Highway 99W from making illegal left-turns into the site's right-in only access. The conceptual median treatment plan from the traffic study indicates that the median extends beyond the site's east property line. This will interfere with adjacent property's accesses and will need to be shortened accordingly. 76 71 Date re s Post-It'Fax Note ' From rom �L3 1 T !a o 4a_r / co. `^ � f'r Co./De. City of Magnolia Hi- ///,,(Lf< / ^ M39nolia Hi-Fi Phone# Phone# "i/� 5r��7 ODOT comments 8-43.99 U FazIf /� }3'' � ��1 Fax J , Form 734_/55§'1t� 9�s:usna_marahltiglmaghi-fi.dot CY / / �J 04/13/99 13:18 FAX 1 503 731 8259 ODOT RG 1-FLANDERS 0002- 002 3. Parking is not allowed within a distance measured 50 feet from the curb of Highway 99W. Parking spaces closest to the driveway will need to be eliminated to meet this restriction. This is in order to reduce potential conflicts between vehicles backing out of those northernmost parking spaces and vehicles turning into the site from Highway 99W. 4. We understand the City intends to condition the applicant to widen Dartmouth to the east by 5 feet along its frontage. In tearing up the curb and existing signal detection loops, the applicant will be required to place in new detection loops along the south approach of the 99W/Dartmouth intersection. Also, the signal pole located in the SE corner of the intersection will need to be relocated accordingly. These improvements will need to be done prior to the improvements the City conditioned on the Babies-R-Us development. It is suggested that the two applicants work together to coordinate their improvements to be done within the same timeframe. ODOT permits are required for access and all work in the highway right of way. Contact Sam Hunaidi, ODOT District 2A Engineering Coordinator, at 229-5002 for permit application information. Please inform your client that if the property drains naturally to the State system, connection to the ODOT drainage system will be allowed. On-site detention and treatment of storm water may be required as a condition the drainage permit. To evaluate a request for connection to the ODOT storm drainage system, a storm drainage study prepared by a registered engineer with a review fee may be required. Requests for connection to the drainage system are processed at the ODOT District 2A Office. Chi Mai, ODOT Traffic Analyst, and Sam Hunaidi, ODOT District 2A Engineering Coordinator, provided the technical review. If you have any questions regarding the above requirements, Ms. Mai can be reached at 731-8542. I can be reached at 731- 8258. Please address revised plans to me and I will distribute them for ODOT review. Thank you, A 1YZvza 7 / Marah Danielson /9( Planner Development Review MD: pjk • Cc: Chi Mai, Martin Jensvold, ODOT Region 1 Sam Hunaidi, Ed Miller, ODOT District 2A Brian Reger, City of Tigard city of Tigard Magnolia Hi-Fi ODOT comments 4-13-99 Saved as:usr\a_maral\tig\maghi-fi.doc • 411,1°' REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNIgI�aCommunity�Deve(opment aping Better Community DATE: April 15,1999 APR 1 6 1999 TO: Acting Building Official CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner(x3151 Phone: (503)639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW ISDRI 99-0006 ➢ MAGNOLIA HI-FI & VIDEO STORE < A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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 Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY - APRIL 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 foffowing information)Name of Person(sl Commenting: Phone Number(s): 2 SDR 99-0006 MAGNOLIA HI-FI & VIDEO STORE REQUEST FOR COMMENTS • MEMORANDUM CITY OF TIGARD, OREGON TO: Mark Roberts FROM: Robert Poskin, C.B.O. Senior Plans Examiner Community Development—Building Division DATE: April 16, 1999 SUBJECT: Magnolia Hi-Fi Video—Comments Accessibility The accessible route from and to the public way must comply with OSSC, ADAAG Figure 14. Fire Code • The parking lot entrance from Pacific Highway does not meet the radius requirement for fire truck access. • Provide two (2)hydrants within 250 feet of all portion of the proposed construction. The hydrants must be on the same side of the street as the construction. TVFD ordinance. Drainage • Provide hydrodynamic calculations by a Oregon Licensed Engineer for the sizing of the storm pipe system which exceeds the allowable in OPSC, Table 11-2. Asbestos removal • Provide DEQ approval for potential asbestos removal Seismic Requirements • A seismic induced liquefaction and soil instability analysis by a licensed Oregon Geological Engineer will be required at Site Permit application. REQUEST FOR COMMENTS C,OF D Community Deve(opment Shaping Better Community DATE: April 15,1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner[x3151 Phone: [503]639-4111/Fax: [5031684-1291 ,—.4,•`/./////P.,/////////////////417///4,a -.+..�+++.,r s sf:T-.= +. -?-•°-rFFA.':+:w�F,�v�c.:.t-..:r,r:./ .� .a',r,y,�_-P-.. ,7.0%../////////////////////////.r SITE DEVELOPMENT REVIEW ISDRI 99-0006 ➢ MAGNOLIA HI-FI &VIDEO STORE A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3- Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1 S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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: THURSDAY - APRIL 29,1999. You may use the space provided below or attach a separate letter to return your comments. II you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v ►► (Please provide the folfowing information)Name of Person[sl Commenting: Phone Number(sl: SDR 99-0006 MAGNOLIA HI-FI & VIDEO STORE REQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE 8 COMMUNITY DEVELOPMENT APPLICATIONS ' CITArea: (C) [El [SI (Wl CITIZEN INVOLVEMENT TEAMS Cl Place for review in library CiRBookfs) FILE NOISE: g_ l°l--taD FILE NAME(Sl: t),JIP(dk e\ -{-ki--C-i CITY OFFICES ,ADVANCED PLANNING/Nadine Smith,pienningsupervisa COMMUNITY DVLPMNT.DEPT Jo wool Svcs 1ecMaaans /POLICE DEPT./Jim Wolf,anePeentbnat�, BUILDING DIV./David Scott,a,umgonw NGINEERING DEPT./Brian Rager,otpmnt RevewEngneer 4/44/VATER DEPT./Michael Miller,utauesmanager CITY ADMINISTRATION/Cathy Wheatley,cnyRecorder _OPERATIONS DEPT./John Roy,PropertYManager _OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.* ALATIN VALLEY FIRE&RESCUE* ,/(UALATIN VALLEY WATER DISTRICT* IFIED 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,Neenome coca. 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 ManagementCooainator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue _Mel Huie,Greenspacescooanator(CPA's/ZOA'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,Duipmt.Rev Coon Mike Borreson(Engineer) CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders Jim Tice(IGA's) David Knowles,Punning Bureau Dir. Portland,OR 97209-4037 _Tom Harry(anent Pr Apps) Portland Building 106,Rm. 1002 OREGON,DEPT.OF ENVIRON.QUALITY/ Phil Healy(current Pi.Apps) /ODOT,SW Fifth Avenue 811 SW Sixth Avenue ODOT,REGION 1 -DISTRICT 2A * Sr.Cartographer(CPA2cA)o.ts t. Portland,OR 97204 Portland,OR 97204 Jane Estes,Pennn Specials) 5440 SW Westgate Drive,Suite 350 ODOT,REGION 1 -DISTRICT 2A Portland,OR 97221-2414 Right-of-Way Section(vacalens) Rick Reeves 123 NW Flanders Portland,OR 97209-4037 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(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 jTCI CABLEVISION OF OREGON TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(AnnexaSons 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 /PORTLAND OR 97006-4886 / PORTLAND GENERAL ELECTRIC ,/NW NATURAL GAS COMPANY ,/G L ENERAL 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: OR03O546 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. 13137 SW Pacific Highway 16550 SW Merlo Road Tigard,OR 97223 Beaverton,OR 97006 * -IMOICATEf AUTOMATIC MOrUFICAr1OM IF WlrHIM SOO' OF rice SUOJECE PROPEarr FOR AMP/A14 Cur PROJECTS. fPROJLCr'wants IF RESPOMtIBLL FOR IMO/CArfMC IA&WS 10 morstrl hlpatty\masters\rfcnotice.mst 15-Mar-99 , , A AFFIDAVIT OF MAILING CITYOFTIAARD Community Development Shaping Better Community STATE OAF OREGON- ) County of Washington )ss. City of Tigard- ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard;Washington County, Oregon and that I served the following: {Check Appropriate Bax(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR:. ❑ AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director © NOTICE OF DECISION FOR: SDR 1999-00006/VAR 1999-00013 - MAGNOLIA HI-FI &VIDEO STORE ❑ AMENDED NOTICE (Fie No/Name Reference) El City of Tigard Planning Director n NOTICE OF PUBLIC HEARING FOR: . AMENDED NOTICE (File No./Name Reference) (Date of Public Hearng) LJ ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER NO. FOR: • l E, AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) • City of Tigard Planning Director ❑ Tigard Hearings Officer U Tigard Planning Commission ❑ Tigard City Council .J NOTICE OF: (Type/Kind of Notice) FOR: t (File No./Name Reference) (Date of Public Hearing,it applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", on the 24t day of May,1999, and deposited in the United States Mail on the 24th day of May,1999, postage prepaid. r 4 AWN (Person that spared Notice) i Subscribed and sworn/affirmed b fore me on the �� day of ' _ , 19?/. L,.R.� OFFICIAL SEAL / � S��`�v=r� DIANE M JELDERK ' I I I I I. NOTARY PUBLIC-OREGON ;OMM( COMMISSION PTEMB 142 My Commission Expires:COMMISSION EXPIRES SEPTEMBER 07,1999 3 EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW MDR)1999-00006 CITY OF TIGARD Community cDevelopment MAGNOLIA HI-FI&VIDEO STORE ShapingA Better Community 120 DAYS = 8/7/99 SECTION I. APPLICATION SUMMARY CASE: MAGNOLIA HI-Fl & VIDEO STORE Site Development Review SDR 1999-00006 Adjustment VAR 1999-00013 PROPOSAL: The applicant has requested Site Development Review approval of a proposal to construct an 11 ,260 square foot retail building. The use includes retail sales of home entertainment and electronics equipment and a 3-bay "auto-install" facility and storage area. The applicant has also applied for an adjustment to the minimum parking standards to allow for a 20% reduction. APPLICANT: P&F Properties of the Northwest OWNER: The Holland, Inc. 834 SW St. Claire 109 W. 17th Street Portland, OR 97205 Vancouver, WA 98660 COMPREHENSIVE PLAN DESIGNATION: General Commercial. ZONING DESIGNATION: C-G; General Commercial. LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. APPLICABLE Community Development Code Chapters 18.360 (Site Development REVIEW Review); 18.390 (Decision Making Procedures); 18.520 (Commercial CRITERIA: Zoning Districts); 18.620 (Tigard Triangle Design Standards); 18.705 (Access, Egress and Circulation); 18.730 (Exceptions to Development Standards) 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste & Recyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 1 OF 28 SDR 1999-00006NAR 1999-00013 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 . The applicant shall submit a revised Landscape Plan that demonstrates compliance with Section 18.620.030.A.3. The plan shall include either additional shrub plantings or a combination of shrub plantings and hard surface area as specified in the standard. 2. The applicant shall submit a revised landscape plan for review and approval. The revised plan shall indicate that 21/2-inch caliper trees at a minimum spacing of 28 feet on center will be installed toward the east property line where now 2-inch trees are shown. The revised plan shall also confirm that the location of parking lot trees in the north parking area are similar to the original landscape plan and conforms to the standards of Section 18.745.050. 3. The applicant shall submit a revised site plan showing the location of an appropriately sized trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. 4. The applicant shall submit a bicycle-parking plan for review and approval. The plan shall show that 4 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of 18.765.050.C. 5. The applicant shall record a reciprocal access easement for the adjacent parcels unless not feasible per Tigard Municipal Code (TMC) 18.705.030.K.2 so that a future paved connection may be established at the time of re-development of these parcels. 7. Prior to issuance of building permits, the applicant shall submit a lighting plan for review and approval by the Tigard Police Department. Staff Contact: Jim Wolf (503-639-4171). 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 2 OF 28 SDR 1999-00006NAR 1999-00013 11. The proposed driveway onto Highway 99W shall be limited to right-in movements only. The design of the driveway shall be reviewed and approved by the Oregon Department of Transportation (ODOT) prior to construction. An 18-inch wide raised concrete median shall also be constructed in Highway 99W to restrict the turning movements. This design shall also be reviewed and approved by ODOT. 12. Prior to issuance of the site and/or building permit, the applicant shall demonstrate that they have obtained a permit from ODOT for the construction of the improvements in Highway 99W. 13. The applicant shall execute the proposed dedication of additional right-of-way to the Public along the frontage of SW Dartmouth Street to increase the right-of-way to 47 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 14. The applicant shall execute the proposed dedication of additional right-of-way to the Public along the frontage of SW Atlanta Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant shall execute the proposed dedication of additional right-of-way radius at the corner of SW Dartmouth Street/Highway 99W to equal 46 feet. 16. The applicant shall execute the proposed dedication of additional right-of-way radius at the corner of SW Dartmouth Street/Atlanta Street to equal 30 feet minimum. 17. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Dartmouth Street as proposed. The improvements shall be constructed in accordance with the Tigard Triangle Design Standards and shall include: 18. A. City standard pavement section from curb to centerline equal to 33 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; and J. street signs; and K. relocate/restore signal detector loops and the signal pole at the southeast corner of the intersection. 18. If the Babies "R" Us project (SDR 98-0027) has not started significant construction before the applicant is ready for development of the subject site, the applicant shall construct the portion of the 10-foot-wide planted median in SW Dartmouth Street that crosses the SW Atlanta Street intersection. This improvement is necessary to properly restrict the turning movements at the Atlanta Street intersection to right-in/right-out. 19. If the Babies "R" Us project has not started significant construction before the applicant is ready for development of the subject site, the applicant shall complete the necessary re- striping of the northbound lanes on Dartmouth Street at the Highway 99W intersection. The re-striping work shall provide for two exclusive left turn lanes and a shared through/right turn lane. The re-striping plans shall be reviewed and approved by both ODOT and the City prior to construction. 20. The applicant's construction plans shall indicate that they will construct a 1A-street improvement on SW Atlanta Street as proposed. The improvements adjacent to this site shall include: MAGNOLIA HI-FI&VIDEO STORE PAGE 3 OF 28 SDR 1999-00006NAR 1999-00013 A. City standard pavement section from curb to centerline equal to 16 feet; B. concrete curb, or curb and gutter as needed; C. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 6-foot concrete sidewalk; E. street trees within a 7-foot planter strip, spaced per TTDS requirements; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; street signs; and J. driveway apron. K. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. 21 . If the Babies "R" Us project has not started significant construction before the applicant is ready for development of the subject site and if the applicant can obtain the necessary right-of-way from the Babies "R" Us site, they should construct a 3/4-street improvement along the new frontage of SW Atlanta Street and complete the improvement prior to a final inspection of the building on this site. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 16 feet, plus 8 feet of pavement on the north side of the roadway centerline such that a total of 24 feet of pavement width is provided; B. concrete curb, or curb and gutter as needed; C. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 6-foot concrete sidewalk; E. street trees within a 7-foot planter strip, spaced per TTDS requirements; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; street signs; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW Atlanta Street in a safe manner, as approved by the Engineering Department. 22. If the Babies "R" Us project has not started significant construction before the applicant is ready for development of the subject site and the applicant cannot obtain the necessary right-of-way from the Babies "R" Us site, they should construct the proposed 1/2 street improvement as required under Condition #14 and install temporary "One Way" and "Do Not Enter" signs to limit traffic to westbound movements only. 23. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 24. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $30. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: 25. Prior to final occupancy, any roof-mounted equipment must be screened in compliance with TMC 18.360.090.A.4.b. 26. 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. 27. 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 4 OF 28 SDR 1999-00006NAR 1999-00013 28. Prior to a final building inspection, the applicant shall pay to the City, $4,182 toward the future signalization of the intersection of 72nd Avenue/Dartmouth Street and $2,000 toward the future signalization of the intersection of 68th Avenue/Dartmouth Street as proposed in their submittal. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: A proposal to develop the subject site with a drive-through restaurant was approved in 1993 (SDR 93-0022). However, the project was never built and the approval expired. Vicinity Information: The site is located at the southeast corner of the intersection of SW Pacific Highway and SW Dartmouth. On the opposite side of SW Dartmouth, existing land uses include Car Toys (an automobile electronics retailer) and Costco (a discount "wholesale" club). To the south of the site the planned alignment of SW Atlanta Street, a Minor Arterial street separates the subject site from the proposed site of Babies "R" Us, a 38,000 square foot retail store. Site Information and Proposal Description: Existing site improvements include a small masonry building and a 2-story wood building, both of which were formerly used as restaurants. The masonry building has most recently been used for the Paintball Station retail use. The proposal is to develop an 11 ,260 square foot retail store including showrooms for home entertainment and electronics equipment, a 3-bay "auto- install" facility and storage area. Other proposed site improvements include on-site parking, landscaping and a bus shelter adjacent to Pacific Highway. The applicant proposes to dedicate right-of-way and construct 1/2 street improvements along SW Dartmouth and SW Atlanta to bring public facilities into compliance with City standards. The applicant has also proposed to pay a share of the cost of installing traffic signals at the intersections of Dartmouth/72' Avenue and Dartmouth/68th Avenue. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Site Development Review - Chapter 18.360: Section 18.360.030.A provides that Site Development Review for a new development or major modification of an approved plan or existing development shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. In compliance with Section 18.390.040, a pre-application conference was held on December 10, 1998. An application for Site Development Review was submitted and subsequently deemed complete on April 9, 1999. Notice of pending Type II Administrative Decision was given as required by Section 18.390.040.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis for this Director's decision. Section 18.360.090 states that the Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: Compliance with all of the applicable requirements of this Title including Chapter 18.800, Street and Utility Standards; The applicable review criteria in this case include the following chapters of the Community Development Code: 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.520, Commercial Zoning Districts; 18.620, Tigard Triangle Design Standards; 18.705, Access, Egress and Circulation; 18.730, Exceptions to Development Standards; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-Street Parking; MAGNOLIA HI-FI&VIDEO STORE PAGE 5 OF 28 SDR 1999-00006NAR 1999-00013 18.780, Signs; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The roposal contains no elements related to the provisions of the following chapters: 18.400, Land Division; 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design Compatibility Standards; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.785, Temporary Uses; 18.790, Tree Removal; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. Impact Study: Section 18.390.040.B.2.e 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 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 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. The applicant's impact statement addresses impacts to the storm drainage, water and sanitary sewer systems. Impacts of the project to these systems are addressed later in this decision under Streets and Utility Improvement Standards. The project has frontage on two City streets, SW Dartmouth and SW Atlanta. Pacific Highway is a State facility under the jurisdiction of ODOT. SW Dartmouth is partially improved and lies within a 70-foot right-of-way. SW Atlanta is a planned street alignment that follows the south property line. City standards, as set out in the Tigard Triangle Design Standards (Chapter 18.620), call for a 94-foot right-of-way along SW Dartmouth including two travel lanes in each direction, bike lanes, landscape strip and sidewalk. The applicant proposes to dedicate additional right-of-way along the project's Dartmouth Street frontage to provide a total of 47 feet from centerline and to construct 1/2-street improvements to Tigard Triangle standards. Therefore, the proposal complies with City standards and no further property dedication or street improvements are required as conditions of approval. The Tigard Triangle Street Plan calls for SW Atlanta Street to have a 60-foot right-of-way including travel and parking lanes with sidewalk and street trees. The applicant's proposal includes access and egress onto Atlanta Street so that dedication of right-of-way and construction of improvements is necessary for the project to meet City standards for adequate access. The applicant proposes to dedicate the necessary right-of-way and construct the street improvements to City standards. Therefore, the proposal complies with City standards and no further property dedication or street improvements are required as conditions of approval. The applicant's original traffic study addresses impacts to the intersection at Pacific Highway and Dartmouth. As described in detail later in this decision, the applicant's traffic engineer later submitted additional data regarding projected impacts to the intersections of 72nd Avenue and 68th Avenue with Dartmouth Street. Both intersections are known to be operating at Level of Service (LOS) F, which does not meet City standards. The additional data was necessary to quantify the proposed development's impacts on these intersections. Based on a recent City Council determination for the adjacent Babies "R" Us project (described in detail later in this decision), the applicant has proposed to contribute a roportionate dollar amount toward the cost of future signalization of these intersections. Staff has reviewed the applicant's proposal and finds that it is consistent with Council's determination in the Babies "R" Us decision and acceptable to the City as mitigation for the roject's impacts to these intersections. Therefore, the proposal complies with City standards and no further improvements are required as conditions of approval. MAGNOLIA HI-FI&VIDEO STORE PAGE 6 OF 28 SDR 1999-00006NAR 1999-00013 • General Commercial Zoning District: Section 18.520.020.0 states that the C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini- warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. Permitted Uses: Table 18.520.1. lists permitted, restricted, conditional and not-permitted uses in the commercial zoning districts. The applicant is proposing a retail use, which is permitted in the C-G zone. Dimensional Requirements: The C-G Zoning District standards are contained in Table 18.520.2. STANDARD C-G PROPOSED Minimum Lot Size None N/A Minimum Lot Width 50 ft. Approx. 125 ft. Minimum Setbacks - Front yard 0 ft. [6] 0 ft. - Side facing street on corner & N/A through lots [1] - N/A - Side yard 0/20 ft. [3] 0 ft. - Rear yard 0/20 ft. [3] Approx. 85 ft. - Distance between front of - Garage & property line abutting a public or private street Maximum Height 45 ft. 35 ft. Maximum Site Coverage [2] 85% 83% Maximum Landscape 15% 17% Requirement [1] The provisions of Chapter 18.795 (Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [3] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [4] See Section 18.520.050B for site and building design standards. [5] No front yard setback shall be required, except a 20 foot front yard setback shall apply within 50 feet of a residential district. [6] There shall be no minimum front yard setback requirement; however, conditions in Chapters 18.745 and 18.795 must be met. [7] There are no setback requirements, except 30 feet where a commercial use within a district abuts a residential zoning district. [8] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [9] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district, such setbacks shall not be less than 35 feet. [10] Landscaped areas on existing developed property in the CBD shall be retained. Buffering and screening requirements set forth in Chapter 18.745 shall be met for existing and new development. [11] Lot coverage includes all buildings and impervious surfaces. The table above compares the applicant's proposal with the minimum dimensional standards of the C-G zone. The side and rear yard setbacks do not apply because the site does not abut MAGNOLIA HI-FI&VIDEO STORE PAGE 7 OF 28 SDR 1999-00006NAR 1999-00013 residential zoning. FINDING: Based on the above information, the applicant's proposal meets or exceeds the dimensional standards of the C-G zoning district. 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. 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: • Local street spacing shall provide public street connections at intervals of no more than 660 feet; • Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: • Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; • 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; • The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The subject site has frontage on two existing public streets. Pacific Highway is adjacent to the north property line and SW Dartmouth is adjacent to the west. In addition, a portion of the planned Atlanta Street minor arterial will be constructed along the south project boundary in conjunction with this project. The applicant's site plan indicates that the distance between Pacific Highway and SW Atlanta Street is less than 250 feet and so an additional east/west connection is not warranted according to the Design Option. The width of the site from SW Dartmouth is less than 140 feet, so an additional north/south connection is not warranted either. FINDING: Based on the analysis above, the proposal meets the Design Option for Street Connectivity and, therefore, this standard is satisfied. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.134.050 (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. MAGNOLIA HI-FI&VIDEO STORE PAGE 8 OF 28 SDR 1999-00006NAR 1999-00013 The subject site is less than one acre in size and, therefore, the phasing requirement is not applicable. According to the Tigard Triangle Street Plan, SW Dartmouth is classified as a Major Arterial and SW Atlanta is classified as a Minor Arterial. According to the Comprehensive Plan Transportation Map, Pacific Highway is an Arterial street. On relatively small sites, where more than 2 arterial streets abut a single property, staff believes that the frontage requirement applies to the 2 highest classification streets and that the proposed buildings should be located at this intersection. In this case, Pacific Highway and SW Dartmouth have a higher classification than SW Atlanta. According to the applicant's site plan, the site has a total of approximately 373 feet of frontage on SW Dartmouth and Pacific Highway. The proposed building is located the in northwest corner of the site and has approximately 216 feet (58%) of frontage on the public streets. Therefore, this standard is met. 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 building design incorporates several architectural offsets along the public street facades. Because of this design, the building setback varies between 0-10 feet from the property line. However, no part of the street-facing façade is set back more than 10 feet. Therefore, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. According to the applicant's landscape plan, those portions of the site within the street-facing building setback on Pacific Highway and on SW Dartmouth will be landscaped. The L-1 standard for setback areas requires installation of shrubs that will provide a 3-foot high screen and 90% opacity within one year. Groundcover plants must fully cover the remainder of the landscape area within two years. The applicant's landscape plan indicates that, on the SW Dartmouth frontage, 8-foot-10-foot Oregon Vine Maples (Acer circinatum) will be provided at the two building offsets and a groundcover of Manzanita "Emerald Carpet" (Arctostaphylos) will be provided over the remainder of the setback area. On Pacific Highway, the landscape plan calls for a sod groundcover, a 2-inch-caliper Maple in the building offset and rhododendron shrubs at the pedestrian entrance to the site. FINDING: The proposed landscaping for the building setback area does not meet the L-1 standards. In order to meet the standard, the lan would need to provide for a more intensive shrub-planting plan to provide the required 3-foot screen. As an alternative, the plan could provide a hard surface material, as specified in this standard over areas that are too narrow for effective shrub installation. Staff finds that the standard can be met with minor changes to the landscape plan as required in the condition of approval. CONDITION: The applicant shall submit a revised Landscape Plan that demonstrates compliance with Section 18.620.030.A.3. The plan shall include either additional shrub plantings or a combination of shrub plantings and hard surface area as specified in the standard. 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 9 OF 28 SDR 1999-00006NAR 1999-00013 • The applicant's site plan indicates that a minimum 6-foot-wide walkway is proposed between the building entrance and Pacific Highway. The entrance is not located at the corner, however, this is not a requirement. 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. As noted earlier, the proposed building faces Pacific Highway and SW Dartmouth. The applicant's site plan indicates that parking will be located to the rear and side of the proposed building. Therefore, this standard is met. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openin s. 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 win ow 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. From the applicant's site plan it can be determined that the total ground floor wall area facing Pacific Highway and SW Dartmouth is approximately 1,296 square feet. The site plan and building elevations indicate that approximately 651 square feet (50.2%) of this area is glazed. Therefore, this standard is met. 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 proposed building has less than 50 feet of frontage on Pacific Highway and approximately 150 feet on SW Dartmouth. The applicant's site plan and elevation drawings indicate that the facade facing SW Dartmouth is divided into three architectural elements of 45 feet, 48 feet and 60 feet with a 5 to 6-foot offset between each. The center, 60-foot element is interrupted with a large window that extends up to the mid-point of the gable and provides a 1-foot offset. Therefore, this standard is met. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The 1st floor plan and elevation drawings indicate that a canopy will be provided over the walkway from the Pacific Highway building façade to the store entrance. Therefore, this standard is met 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 10 OF 28 SDR 1999-00006NAR 1999-00013 The applicant's elevation drawings indicate the primary exterior finish material will be CMU block. The proposed concrete foundation will be painted or stained. Therefore, this standard is met. 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 applicant proposes a pitched metal roof, the gable ends reflect the building offsets referred to earlier. In this manner they respect the architectural style of the building and satisfy this criterion. 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 not addressed rooftop mechanical equipment or shown it on any submitted plans. Therefore, staff is unable to determine whether this standard is met. A condition of approval will require that, prior to final occupancy, all roof-mounted equipment must be screened. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant's elevation drawings indicate that a wall sign is proposed on three of the building s facades. The applicant has provided calculations demonstrating that each proposed sign conforms to the applicable sign area limits for the C-G zone. Si ns must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Final compliance with sign standards will be reviewed at that time. Therefore, this standard is met. 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, 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 11 OF 28 SDR 1999-00006NAR 1999-00013 • The L-1 landscaping standards apply in the building setback area along SW Dartmouth and Pacific Highway and are addressed earlier in this decision. 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. The site does not abut any Local Streets, therefore, this standard does not apply. Variances and Adjustments — Chapter 18.370: Section 18.370.020.C.5.a states that by means of a Type II procedure, as governed by Section 18.390.040, the Director may authorize up to a 20% reduction in the total minimum vehicle parking spaces required in Section 18.765.070.H, when the applicant for a development permit can demonstrate in a parking study prepared by a traffic consultant or in comparing data from a comparable site that: • Use of transit, demand management programs, and/or special characteristics of the customer, client, employee or resident population will reduce expected vehicle use and parking space demand for this development, as compared to standard Institute of Engineers (ITE) vehicle trip generation rates and minimum city parking requirements, and As noted later in this decision, the minimum parking requirement for this project is 42 spaces. A 20% adjustment would reduce this requirement to 34 spaces. This adjustment approval criterion requires that trip generation data and information on transit use form the basis for an adjustment approval. The applicant's traffic study is based on actual trip generation characteristics observed at a similarly sized, stand-alone Magnolia Hi-Fi store in Everett, WA. The largest number of entering vehicles observed in any one-hour period was 13. Based on the type of use, staff feels that it is likely that most customers would remain at the location less than one hour, therefore, this number may reflect the peak customer parking demand for this use. Because of the apparent disparity between the City's parking space requirement and the trip generation data, staff has analyzed the basis for the 42-space requirement. As discussed later in this decision, the development code requires 3.7 parking spaces per 1,000 square feet for sales-oriented retail uses. Therefore, the minimum arking requirement for an 11,260 square foot retail use is 42 spaces (11 ,260 x 3.7 = 41 .7). The applicant has maintained that in calculating the parking requirement for this project, consideration should be given to the fact that the building is not entirely retail floor-space. The building includes approximately 7,765 square feet of retail area, with the remaining 3,495 square feet used for a combination of storage, office space and a 3-bay auto install area. The applicant notes that, when considered separately, the proposed retail area would require only 29 parking spaces. With respect to the non-retail area of the building, it may be reasonable to predict that, since the storage and office space areas are secondary to the principal retail use, they will not generate additional customer parking demand. Also, the applicant has stated that the 1,045 square foot auto-install area's 3 "bays" function as 3 parking spaces, meeting City standards for automobile servicing (2 spaces per 1 ,000). Also, the site is located adjacent to Pacific Highway, which is served by Tri-Met bus service. An existing bus stop is located on the adjacent parcel, and the applicant has proposed to construct a shelter in the northeast corner of the subject property to serve this stop. Although no site-specific transit use data is available, the fact that the site is located adjacent to a transit stop can only increase the probability that customers will select transit alternatives to automobile use. • A reduction in parking will not have an adverse impact on adjacent uses. The analysis provided above indicates that provision of 34 parking spaces instead of 42 will be adequate for the proposed use in this location. All parking spaces will be provided on-site and so adverse impacts to adjacent properties are not anticipated. MAGNOLIA HI-FI&VIDEO STORE PAGE 12 OF 28 SDR 1999-00006NAR 1999-00013 FINDING: Based on this analysis, staff finds that the 42-space parking requirement is an inflated assessment of the estimated parking demand for this retail use. The standard calculation is based on gross square footage, which does not reflect the actual size of the primary retail use or the lower parking demand generated by the secondary uses. Trip generation data from the traffic study provides the required quantitative support for a 20% adjustment and the proposed construction of a bus shelter is also consistent with the approval criterion. Therefore, this adjustment is approved and the total parking required for this project shall be 34 spaces. Access Egress and Circulation — Chapter 18.705: 18.7O5.O2O.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant's site plan indicates that a walkway will be provided between the building entrance and the public sidewalk on Pacific Highway. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; The proposal is a commercial development, therefore, this standard does not apply. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The site plan demonstrates that the proposed walkways do not cross vehicle access driveways or parking lots. Both proposed walkways are four feet in width or greater. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. 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 site plan indicates that the walkway will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3; MAGNOLIA HI-FI&VIDEO STORE PAGE 13 OF 28 SDR 1999-00006NAR 1999-00013 TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT SPACES DRIVEWAYS WIDTH REQUIRED 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40' curbs required Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parking lot this size. The site plan indicates that two access points are proposed. A full width access that meets the above standards is provided onto SW Atlanta Street and a right-in access is provided onto Pacific Highway. As noted elsewhere in this decision, the applicant has revised the site plan to eliminate right-out egress onto Pacific Highway in response to comments from ODOT. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; The site plan indicates that the nearest regular parking space is located within approximately 10 feet of the primary entrance. Additional requirements for truck traffic may be placed as conditions of site development review. Provision for loading is discussed below. No additional truck traffic requirements are deemed necessary for this retail use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. Because the subject property is surrounded on three sides by street right-of-way there are only two neighboring properties, located to the east. No paved connection to the east has been provided but, at the same time, a future connection at such time as the neighboring properties re-develop is not precluded by the current site design. The applicant should provide a reciprocal access easement to allow a future connection. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.705, Access, Egress and are satisfied outright or will be met through compliance with the condition of approval. CONDITION:The applicant shall provide a reciprocal access easement in favor of the adjacent parcels so that a future paved connection may be established at the time of re- development of these parcels. Exceptions to Development Standards — Chapter 18.730: Section 18.730.040.A. provides for additional setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Arterial Streets: The required setback distance for buildings on arterial streets is the setback distance required by the zoning district plus the following distances measured from the centerline of the street as contained in Table 18.730.1. MAGNOLIA HI-FI&VIDEO STORE PAGE 14 OF 28 SDR 1999-00006NAR 1999-00013 Collector Streets: The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. Pacific Highway is an arterial street, which requires a 50-foot building setback from right-of-way (ROW) centerline. While the applicant's site plan does not show the ROW centerline of Pacific Highway, the City's G.I.S. mapping confirms that the Pacific Highway right-of-way is approximately 115 feet wide (57.5 feet from centerline). Southwest Dartmouth is listed as a Collector Street in Table 18.730.1 , which requires a 30-foot building setback from ROW centerline. The applicant's site plans indicate that the proposed building is located 49 feet from the centerline of the SW Dartmouth ROW. Southwest Atlanta Street is not listed on Table 18.730.1 , however, the building is set back over 115 feet from the proposed ROW centerline. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.730, Exceptions to Development Standards are satisfied. Landscaping and Screening — Chapter 18.745: Section 18.745.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Within the Tigard Triangle, the Street Tree requirements of the Tigard Triangle Design Standards govern. The subject property has frontage on Pacific Highway, SW Dartmouth and the proposed SW Atlanta. As noted later in this decision, ODOT has not required any improvements to Pacific Highway as part of this project. On-site trees are proposed along the Pacific Highway frontage, which staff believes will function as street trees and are appropriately spaced given the constraints of the access driveway in this short frontage. The applicant's landscape plan indicates that seven street trees are proposed along SW Dartmouth in the required 7-foot landscape strip. The Triangle Design Standards require broad-spreading trees with a minimum spacing of 27 feet on center along SW Dartmouth. According to the Western Garden Book, the proposed species of Maple (Acer platanoides `Crimson Sentry') is a broad crowned species, which conforms to this standard. However, the applicant's landscape plan indicates a spacing of approximately 35 feet on center. The Triangle standards require a columnar street tree spaced at 22 feet on center along SW Atlanta. The applicant's landscape plan indicates that Bowhall Maple (Acer rubrum `Bowhall') is proposed along SW Atlanta where they may also function as required parking lot trees. According to the Western Garden Book, this species of Maple is a columnar species, which conforms to this standard. The proposed spacing, however, is approximately 35 feet on center. As with the Pacific Highway frontage, the applicant proposes to place the SW Atlanta street trees on-site, rather than in the right-of-way. In this case, however, staff notes that the Triangle design standards specifically require street trees to be provided within grates in the required 12-foot sidewalk on SW Atlanta. Since the proposed trees are on-site and will be required as parking lot trees, it is staff's opinion, based on location and spacing that they do not meet the street tree requirements on SW Atlanta. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; MAGNOLIA HI-FI&VIDEO STORE PAGE 15 OF 28 SDR 1999-00006NAR 1999-00013 The subject property and all surrounding property is zoned C-G. According to the above- referenced matrices, development in commercial zoning districts does not require buffering or screening from adjacent commercial property. Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: • 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; • Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; • Materials to be installed should achieve a 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 and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and • The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. In addition to these standards, the Tigard Triangle Design Standards require that trees be provided in landscaped areas at a minimum 2 1/2 inch caliper, at a maximum spacing of 28 feet. The applicant's landscape plan indicates that trees will be provided in the landscape areas along the south and east.perimeter of the site. However, the trees are noted as 2-inch caliper and are spaced at approximately 35 feet on center. The applicant's landscape plan indicates that shrubs will be provided around the perimeter of the parking lot where it abuts the public right-of-way and that trees will be provided along the south boundary. The proposed shrub plantings appear to achieve the required balance between low-lying and vertical shrubbery and trees. Staff believes that the intent of the requirement to provide parking lot trees within landscape islands can be met in certain smaller parking lots where parking spaces directly abut the perimeter landscaping, and where the landscapin includes trees that can achieve the required canopy effect. The proposed parking lot is divided into two parking areas. According to the revised site layout, provided in response to ODOT's comments, the north parking area contains 18 parking spaces, which would require 3 trees spaced evenly. The south parking area contains 14 parking spaces, which would require 2 trees. The landscape .plan indicates that four perimeter trees are proposed in the south parking area. The spacing of the trees is consistent with the "equal distribution" standard necessary to provide the required "canopy effect". A revised landscape plan has not been provided for the re-designed north parking area, however, based on the original layout, staff believes the parking lot tree standard can be met. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan does not indicate provision of a refuse collection area. A trash enclosure must be provided per Section 18.755 and this must be screened in compliance with this standard. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are satisfied outright or will be met through compliance with the condition of approval. CONDITION:Prior to issuance of building permits, the applicant shall submit a revised landscape plan for review and approval. The revised landscape shall replace the proposed 2-inch landscape trees with 21/2-inch caliper trees at a minimum spacing of 28 feet on center. The plan shall also demonstrate that the location of parking lot trees in the north parking area conforms to the standards of Section 18.745.050. MAGNOLIA HI-FI&VIDEO STORE PAGE 16 OF 28 SDR 1999-00006NAR 1999-00013 Mixed Solid Waste and Recyclable Storage — Chapter 18.755: Section 18.755.010.B. states that the mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. Section 18.755.010.C.5.b. states that non-residential buildings shall provide a minimum storage area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA) for "office" and "other" uses. The total square footage of the proposed building is 11,260 square feet. A building this size is required to provide storage of 123 square feet (10 + (10 x 11.26) = 122.6). The applicant's site plan does not indicate that a storage area will be provided. FINDING: Based on the above, Staff finds that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage have not been met but can be satisfied through compliance with the conditions of approval. CONDITION:The applicant shall submit a revised site plan showing the location of an appropriately sized trash enclosure. The plan shall conform to the applicable design and location standards of Chapter 18.755, including the screening standards of Chapter 18.745. The applicant shall also submit detailed trash enclosure design drawings to the Franchise Hauler for review and approval. The plans shall be of sufficient detail for the Franchise Hauler to determine that the applicable design and access standards are met. Off-Street Parking — Chapter 18.765: Section 18.765.020 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The site plan indicates that the proposed building will total 11 ,260 square feet of gross floor area. Table 18.765.2 states that the minimum parking requirement for sales-oriented retail uses is 3.7 spaces per 1,000 square feet. Based on the size of the building, this translates to a minimum parking requirement of 42 spaces (3.7 x 11 .26 = 41 .7). The applicant's site plan indicates that 34 parking spaces are proposed, including three within the auto-install bays. The applicant has applied for an adjustment to the minimum parking standards per Section 18.765.070.F.1 . This section allows for up to a 20% reduction in the minimum parking standards for incorporation of transit-related facilities such as bus stops, shelters and pullouts. The applicant proposes to provide a bus shelter at the northeast corner of the site, adjacent to Pacific Highway, in the vicinity of an existing bus stop. The proposal conforms to the reduction provisions and meets the adjustment approval criteria of Section 18.370.050.C.5.b. With the 20% adjustment, the project's minimum parking requirement is 34 spaces. Section 18.765.030.B. states that the location of off-street parking will be as follows: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); • Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: The site plan indicates that the furthest point in either parking area is within 85 feet of the building. Section 18.765.030.G. states that 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 17 OF 28 SDR 1999-00006/VAR 1999-00013 State standards require two accessible spaces for parking lots providing 25-50 parking spaces. The project proposes 34 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van accessible". The site plan indicates that two ADA accessible parking spaces will be provided. Both spaces are sized for van accessible use. At the time of building permit, the applicant will be required to confirm that one space will be designated "van accessible". Section 18.765.040.J. states that 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 site plan appears to indicate perimeter curbs are proposed. Provision of appropriate wheel stops will be verified at the time of building permit. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: • 8.5' x 18.5' for a standard space; • 7.5' x 16.5' for a compact space; and • As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; • The width of each parking space includes a stripe, which separates each space. The applicant's site plan indicates that parking spaces are sized according to these standards. The site plan indicates that the accessible spaces are 9 feet wide with an 8-foot-wide access aisle as required by ADA regulations. Final parking space dimensional standards will be confirmed and approved at the time of building permits. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The site plan indicates that the access aisles are 24 feet wide. Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; The site plan does not indicate that a bicycle parking area will be provided Section 18.765.050.E. states that 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. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that a sales-oriented retail use must provide 0.3 bicycle parking spaces per 1,000 square feet of floor area. The site plan indicates that the total floor area will be 11,260 square feet. The bicycle-parking requirement is, therefore, 4 spaces (11.26 x 0.3 = 3.4). Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum and Maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: MAGNOLIA HI-FI&VIDEO STORE PAGE 18 OF 28 SDR 1999-00006NAR 1999-00013 • A minimum of one loading space is required for buildings with 10,000 gross square feet or more; The applicant's site plan indicates that a loading space will be provided. FINDING: Based on the analysis above, Staff finds that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are either met outright or will be satisfied through compliance with the conditions of approval. CONDITION:The applicant shall submit a bicycle-parking plan for review and approval. The plan shall show that 4 bicycle parking spaces will be provided. Bicycle parking must be provided within 50 feet of the primary entrance and shall be designed in compliance with the requirements of Section 18.765.050.C. Signs — Chapter 18.780: 18.780.130.0 states that no signs shall be permitted in a C-G or CBD zone except for the following: Freestanding signs shall have certain limitations and conditions when permitted on properties in commercial zones; The site plan indicates that no freestanding signs are proposed. Wall Signs shall have certain limitations and conditions when permitted on properties in industrial zones: • Wall signs, including illuminated reader-boards, may be erected or maintained but shall not exceed in gross area 15 percent of any building face on which the sign is to be mounted; • Wall signs may not project more than 18 inches from the wall or extend above the wall to which they are attached; and • If it is determined under the development review process that the wall sign's visual appeal and overall design quality would be served, an additional 50 percent of the allowable sign area may be permitted. No copy will be permitted, however, in the additional area permitted. For purposes of this subsection, "copy" includes symbols, logos and letters. As noted earlier in this decision under Tigard Triangle Design Standards, the applicant's proposed wall signs meet the standards of the code. Visual Clearance Areas — Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. The applicant's site plan does not identify clear vision areas. However, based on review of the site plan, it can be determined that the clear vision areas associated with the two driveway entrances are unobstructed. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.795, Visual Clearance Areas have been met. Street and Utility Improvement Standards — Chapter 18.810: Section 18.810.030.A.1. states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. MAGNOLIA HI-FI&VIDEO STORE PAGE 19 OF 28 SDR 1999-00006NAR 1999-00013 Section 8.810.030.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. 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 Dartmouth Street, SW Pacific Highway (Highway 99W) and the future right-of-way of SW Atlanta Street. Traffic Study Findings & Project Impacts A Transportation Impact Study was prepared by Kittelson & Associates, dated March 12, 1999, and was submitted along with the applicant's materials. The study includes an assumption that two key intersection improvements will be in place prior to this project being occupied. The intersection improvements are: 1) signal installation at 72nd Avenue/Dartmouth Street, and 2) signal installation at 68`h Avenue/Dartmouth Street. These two signals have been conditioned upon the developer for the Tri County Center pproject (SDR 98-0002), which is to be located on the south side of Dartmouth Street, west of 72n Avenue. However, the Tri County project has not been constructed yet and there is no guarantee as to when the developer may move forward on that project. Therefore, there is no guarantee as to if and when the two signals will be installed. In previous traffic studies for other proposed developments in the vicinity, the two intersections mentioned above have been determined to be at a failed level of service (LOS), with a classification of "F". This means that the two intersections are currently at or over capacity. These offsite intersections will be discussed specifically later in this report. The traffic study submitted by the applicant only analyzes the intersection of Highway 99W/Dartmouth Street. Kittelson indicates that under current, 1999 background traffic volumes, the northbound and southbound movements will operate at LOS F and the intersection will be over capacity. This is consistent with what was determined from other traffic studies submitted for other developments in the vicinity. Kittelson indicates that with the proposed osed restriping of the northbound lanes on Dartmouth Street by the Babies "R" Us project (SDR 98-0027), the capacity of the intersection is improved. The Babies "R" Us (BRU) project was conditioned to restripe the northbound lanes at the Highway 99W intersection to provide for two exclusive left turn lanes and one shared through/right lane. Kittelson indicates that the Magnolia project will generate approximately 165 new weekday daily trips, with 25 of the trips taking place during the PM peak hour, which is generally the period of the day that is reviewed for capacity problems. The trip generation estimate is based upon actual data collected from a store located in Everett, Washington. Staff reviewed Kittelson's data and found that the comparison to the Everett store and the resulting estimate for the Tigard store are reasonable. The final recommendation from Kittelson's report is that the proposed project does not warrant any offsite transportation improvements. Offsite Intersection Impacts As mentioned previously, there are two offsite intersections in the vicinity that are currently failing with a LOS = F. These intersections are 72nd Avenue/Dartmouth Street and 68 Avenue/Dartmouth Street. The Tri County project, which was conditioned to install signals at the intersections, has not moved forward with development. Meanwhile, there are other developments being proposed in the Triangle that will increase overall traffic through these intersections. The Babies "R" Us project was initially conditioned such that they would not be allowed a final inspection on the building unless the signals at these intersections were in place. The condition did not require BRU to install the signals, but the intent was that they could not occupy and start business unless the signals had been installed. The applicant for BRU argued before the Planning Commission and the City Council that even though BRU is not conditioned to install the signals, they would be potentially placed in a position of having to install them if Tri MAGNOLIA HI-FI&VIDEO STORE PAGE 20 OF 28 SDR 1999-00006NAR 1999-00013 County had not gotten that far in their development plans. They argued that by placing BRU in that position, they would be faced with improvements that would be out of proportion to their impacts on the system. Kittelson, who represented BRU, indicated that BRU's impact on the 72"/Dartmouth intersection, during the PM peak hour, would be approximately 1 .1%. The BRU impact on the 68th/Dartmouth intersection during that same period would be 0.75%. BRU indicated that they would be willing to pay their proportionate share toward the costs of signalizing those intersections. The City Council made a decision on May 11 , 1999, to require BRU to pay $20,000 toward the signalization of the 72nd Avenue/Dartmouth Street intersection, and $10,000 toward the signalization of the 68th Avenue/Dartmouth Street intersection. From Kittelson's traffic report for Magnolia, and from an additional letter sent to Staff by Kittelson on May 13, 1999, it can be shown that Magnolia will have an impact on the two intersections. The impacts are very small, but they exist nonetheless. The potential impact on the 72nd/Dartmouth intersection is 0.23% and the impact at 68th/Dartmouth is 0.15%. Using simple proportioning, if 1 .1% impact corresponds to $20, 000 in payment, then 0.23% impact corresponds to $4,182 in payment. Likewise, if 0.75% impact corresponds to $10,000 in payment, then 0.15% impact corresponds to $2,000 in payment. Therefore, based upon the rationale used by the City Council, the applicant is proposing to pay to the City $4,182 toward the improvements at 72" Avenue/Dartmouth Street, and $2,000 toward the improvements at 68th Avenue/Dartmouth Street. Based upon the BRU decision by the Council, this will be an appropriate means to fund the necessary signal improvements. Access to Site The applicant and Kittelson proposed that one access be provided on Highway 99W and another access on SW Atlanta Street. The driveway on Highway 99W is proposed to be a right- in only. The driveway on Atlanta Street is proposed to be a full service driveway; however, the intersection of Atlanta Street and Dartmouth Street will need to be limited to right-in/right-out movements because of the close proximity to the Highway 99W intersection. ODOT submitted comments to the City with regard to this application; the comment letter is dated April 13, 1999. ODOT will permit the applicant to have a right-in only access on the highway as proposed. In order to accommodate this driveway, the applicant will need to construct a raised concrete median in the highway to restrict the left turning movements into the driveway. The applicant's site plan properly indicates that the driveway will only be channeled for entering vehicles. The median and driveway construction will need to be reviewed and permitted by ODOT prior to construction. SW Dartmouth Street This roadway is classified as a major arterial on the Tigard Triangle Design Standards (TTDS) street plan. This roadway classification requires a right-of-way (ROW) width of 94 feet. At present, there is approximately 70 feet of ROW on this street, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 47 feet from the centerline. A ROW radius is needed at the intersection of Dartmouth Street/Highway 99W, to accommodate the curb return, sidewalk and wheelchair ramp. The ROW radius required is equal to 46 feet. Dartmouth Street is improved, but does not fully meet City standards. The applicant is proposing to construct a half-street improvement along the frontage of Dartmouth Street to help mitigate the additional traffic that their project will generate. This improvement will include widening of the pavement, addition of a curb, installation of a sidewalk and planting of street trees. As was stated previously, there is a need for the re-striping of the northbound lanes approaching the Highway 99W intersection. The lanes are to be re-striped to provide for two exclusive left turn lanes and a shared through/right lane. This re-striping work has been conditioned upon the BRU project, but there is no guarantee as to if and when that project will move forward to construction. When the applicant performs the widening work in SW Dartmouth Street adjacent to this site, it will necessitate the relocation and restoration of signal detector loops at the intersection, and the relocation of the signal pole at the southeast corner of the intersection. ODOT recommends that the re-striping work be conducted after, but in MAGNOLIA HI-FI&VIDEO STORE PAGE 21 OF 28 SDR 1999-00006NAR 1999-00013 coordination with, the street widening improvements for the Magnolia project. They recommend that the applicant coordinate with BRU. Staff agrees with that logic, but believes that if the BRU project does not move forward, or if they lag behind the Magnolia project, the lane re-striping work should still be completed to ensure smooth and safe traffic operations at the signal. If this situation arises, the applicant should complete the re-striping work. A condition to this effect has been attached to this decision. As was mentioned earlier, access into and out of this site will need to be restricted due to the site location at the intersection of Dartmouth Street/Highway 99W. The applicant will have access onto SW Atlanta Street, but the Atlanta Street/Dartmouth Street intersection will need to be limited to right-in/right-out movements. The Babies "R" Us project, to the south, has been conditioned to widen Dartmouth Street along their frontage and install a center planted median in accordance with the TTDS. This median is planned to extend across the Atlanta Street intersection to limit the turning movements to right-in/right-out. The City does not have any guarantee as to when the Babies "R" Us project will move forward with construction, and it is quite possible that the Magnolia project will move forward ahead of them. If that were to be the case, then the applicant should be required to install the portion of the median that crosses SW Atlanta Street to ensure that the turning movements will be properly restricted. SW Pacific Highway This facility is under ODOT jurisdiction and is classified as an arterial on the City's transportation plan map. ODOT's comments that were sent to the City indicate that the applicant's proposed driveway will be limited to right-in movements only. In addition, ODOT was concerned about the raised median that is proposed in the highway. The applicant's traffic study shows the median extending beyond the site's east property line, which will interfere with adjacent property access. ODOT recommends the median be shortened to avoid these conflicts. ODOT indicates the median will need to be 18 inches in width. Prior to issuance of a site and/or building permit, the applicant will need to submit evidence to the City that ODOT has issued their permit to allow the work in their ROW. In addition to the improvements mentioned above, City standards require a public sidewalk and street trees along the Highway 99W frontage. The plans indicate that there will be a sidewalk along the frontage. The City will expect these improvements to be included with the applicant's improvement plans and ODOT will need to approve of their design as well. SW Atlanta Street This roadway is classified as a minor arterial in the TTDS. A 60-foot ROW is required to include a 32-foot pavement width, 6-foot sidewalks and 7-foot planter strips. A ROW radius is necessary at the intersection with SW Dartmouth Street to accommodate sidewalk and the wheelchair ramp. The radius requirement is 30 feet minimum. The applicant's plan indicates that they plan to dedicate 30 feet of ROW along their frontage and construct a 1/2-street improvement. The Babies "R" Us project was also conditioned to dedicate 30 feet of ROW, but there was concern about only providing a 1/2-street improvement. A 1/2-street improvement will not provide enough pavement width to accommodate two-way traffic. The Babies "R" Us project was left with three options: 1) dedicate enough ROW on the BRU site to allow construction of a 3/4-street improvement, which would provide 24 feet of pavement, 2) acquire additional ROW from the properties to the north of BRU to allow construction of a 3/4-street improvement, or 3) construct a 1/2-street improvement and sign it as a "one way only" roadway until the other half can be constructed. The City recognizes that the best centerline alignment for this roadway is along the common property line between the BRU site and the Magnolia site, because there is a need to extend the roadway to the east to tie in with the Act III Theater site. If the roadway were to be shifted to the south, an easterly extension into the theater site would be difficult due to conflicts with a wetland and the existing theater building. As it is, the preferred alignment will be challenging to deal with when extending the roadway into the theater site. The City would prefer that both the BRU and Magnolia projects be coordinated so that the street improvements adjacent to each site are constructed at the same time. This would result in a full-width improvement along the Magnolia site. The BRU site extends further to the east and for that segment BRU would still need to sign it as "one way only". MAGNOLIA HI-FI&VIDEO STORE PAGE 22 OF 28 SDR 1999-00006NAR 1999-00013 • In the event the two projects can not be coordinated, and the BRU project is lagging behind the Magnolia project, the applicant should be conditioned in similar fashion to BRU. Specifically, there would be two options: 1) acquire additional ROW from the BRU site and construct a 3A-street improvement, or 2) construct the 1/2-street improvement, but sign it as one way only" until the south half is constructed. The preferred option from the applicant's point of view may be #1, because if they could only construct a 1/2-street improvement and get only one-way traffic, those movements would be limited to exit only. The applicant's improvements of Atlanta Street will need to include concrete sidewalk and street trees in accordance with the TTDS. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in Highway 99W that can serve this site. The applicant will need to coordinate with TVWD with regard to water service for the site. Sanitary Sewer: There is an existing public sanitary sewer line located in the future ROW for SW Atlanta Street that can serve this site. The applicant's plans indicate that they will extend a service lateral into this site from the main line. Storm Drainage: The site is currently covered in paving and other hard surfaces and slopes to the south. The applicant's plan indicates that they will collect their surface water runoff and direct it to SW Atlanta Street. The plan is preliminary in nature, as it does not show how the storm drainage system in Atlanta Street will accommodate the onsite runoff. When the construction plans for SW Atlanta Street are developed, the applicant will need to show more detail as to how the water from this site and SW Atlanta Street will be conveyed downstream to tie in with the public drainage system. Onsite detention is not required here because the applicant will not significantly increase the impervious surfaces on the site. Storm Water Quality: This section will not apply because there will be no significant increase in impervious surfaces. There are two existing buildings on the site along with paved and compacted gravel parking areas. 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. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30. ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that 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. MAGNOLIA HI-FI&VIDEO STORE PAGE 23 OF 28 SDR 1999-00006NAR 1999-00013 The proposed development involves redevelopment of an existing developed site. The site includes no natural features. Therefore, this criterion does not apply. Section 18.36O.O9O.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. No trees are present on the site. Therefore, this criterion does not apply. Exterior elevations: Section 18.36O.O9O.A.3.a. states that along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet. The proposal is for a retail use. This section relates to residential development only and, therefore, is not applicable. Buffering, screening and compatibility between adjoining uses: Section 18.360.090.A.4.a. states that buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: The proposal is a retail use. Abutting properties are developed with compatible commercial uses. Therefore, this criterion does not apply. Section 18.360.09O.A.4.b. states that on site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: • What needs to be screened; • The direction from which it is needed; • How dense the screen needs to be; • Whether the viewer is stationary or mobile; and • Whether the screening needs to be year around. Screening of parking areas and the proposed trash/recycling enclosure is addressed earlier in this decision under the specific provisions of Chapter 18.745, Landscaping and Screening. Privacy and noise: multi-family or group living uses: Section 18.36O.O9O.A.5.a. states that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a. below; The proposal is a retail use. This section relates to residential development only and, therefore, is not applicable. Private outdoor area: multi-family use: Section 18.36O.O9O.A.6.a. states that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and The proposal is for a retail use. This section relates to residential development only and, therefore, is not applicable. Shared outdoor recreation areas - multi-family use: Section 18.360.090.A.7.a. states that in addition to the requirements of Subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents. The proposal is for a retail use. This section related to residential development only and, therefore, is not applicable. MAGNOLIA HI-FI 8,VIDEO STORE PAGE 24 OF 28 SDR 1999-00006NAR 1999-00013 • Section 18.360.090.A.8. states that 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. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: • A deck, patio, low wall, hedge, or draping vine; • A trellis or arbor; • A change in elevation or grade; • A change in the texture of the path material; • • Sign; or • Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkway approach to the building entrance provides a clear corridor for customers from public to private space. Therefore, this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; The elevation drawings indicate that east elevation, facing the parking area is provided with a large window area. The parking area to the south of the site is visible form the public rig ht-of-way. Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Section 18.360.090.A.10.e. states that 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 applicant has not submitted information regarding lighting levels. The Tigard Police Department commented on this proposal and requested a lighting plan for their review and approval. A condition of approval requires that the applicant submit a lighting plan that complies with this section. Therefore, this standard will be satisfied through compliance with the condition of approval. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1) & (2) state that the requirements for transit facilities shall be based on the following: MAGNOLIA HI-FI&VIDEO STORE PAGE 25 OF 28 SDR 1999-00006NAR 1999-00013 • • The location of other transit facilities in the area; and • The size and type of the proposal. There is an existing bus stop on Pacific Highway, immediately east of the site. The applicant proposes to install a bus shelter at the northeast corner of the site to serve the existing bus stop. • Landscaping: Section 18.360.090.A.12.a. states that all landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. as follows: • In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and • A minimum of 15 percent of the gross site area shall be landscaped. As noted earlier in this decision, the project will provide 17% of the site in landscaping. Therefore, this standard is met. Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Storm drainage is addressed earlier in this decision under Street and Utility Improvement Standards. Section 18.360.090.A.14. states that provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Accessibility of parking stalls is addressed earlier in this report. Accessibility of walkways and structures will be addressed through the building permit process. Therefore, this standard is met. Section 18.360.090.A.15. states that 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. The provisions of the underlying zone are addressed earlier in this decision. All of these standards are met except as modified by the Tigard Triangle Design Standards. Therefore, this standard is met. SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and has offered the following comments: • The accessible route from and to the public way must comply with OSSC, ADAG Figure 14. • The parking lot entrance from Pacific Highway does not meet the radius requirement for fire truck access. • Provide two hydrants within 250 feet of all portions of the proposed construction. The hydrants must be on the same side of the street as the construction. TVFD ordinance. • Provide hydrodynamic calculations by a Oregon Licensed Engineer for sizing of the storm pipe system which exceeds the allowable OPSCC, Table 11-2. • Provide DEQ approval for potential asbestos removal. • A seismic induced liquefaction and soil stability analysis by a licensed Oregon Geological Engineer will be required at Site Permit application. City of Tigard Police Department has reviewed this application and has offered the following comments: • No reference to any additional lighting. Request lighting plan, with details for parking and building areas. MAGNOLIA HI-FI&VIDEO STORE PAGE 26 OF 28 SDR 1999-00006NAR 1999-00013 SECTION VI. AGENCY COMMENTS ODOT has reviewed the proposal and offered comments that are incorporated in to the Streets and Public Improvements section of this decision. GTE has reviewed the proposal and has offered the following comments: • Developer to pay any relocation costs and place conduit per GTE specs. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered the following comments: Sanitary Sewer The development should be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA'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 Each lot should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. • If the original site had gravel parking onsite it does not qualify as previous impervious area and, therefore, the new development would require a water quality facility. See USA R&O 98-22, Rates and Charges, section 2.H.3.h. STAFF RESPONSE: Comments submitted by USA were considered in the Engineering Departments review of this proposal. Tualatin Valley Water District, PGE, Tri-Met and TCI Cable were given the opportunity to review the proposal and submit comments and offered no comments or objections. No other comments were received. SECTION VII. PROCEURE & 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 MAY 24, 1999 AND EFFECTIVE ON JUNE 8, 1999 UNLESS AN APPEAL IS FILED. MAGNOLIA HI-FI&VIDEO STORE PAGE 27 OF 28 SDR 1999-00006NAR 1999-00013 Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 7, 1999. I 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 . 1 ' May 24, 1999 PREPA'ED BY: Mark J. Roberts DATE Associate Planner May 24, 1999 APPROVED BY: Richard Bewersdorff DATE Planning Manager is\curpin\mark\sdr\sdr99-06.doc MAGNOLIA HI-FI&VIDEO STORE PAGE 28 OF 28 SDR 1999-00006NAR 1999-00013 Li MY OF TOME. ■ S.11• DAR41°UTM ST. CORCRAE�R VW • HANDICAP RAMP fC�� mot` G,�. \ — a __�,.U. ,I I,�,ICI 'oi / • Ir coHR•o.o-... I �, » aoa•n. • _ �►� Ili��. 1 It u .�alll�;(II!— ! 1 y Jr) a a c a e•^ a c � e ;� w -s 41 A 1.•rin ._ wv ,, ,/ w • n • • �'// ��///// a %/////. %%// / . SITE PLAN 69 4 SDR 99-0006 MAGNOLIA HI-FI EXHIBIT MAP 4 -te a & VIDEO STORE (map is not to scale) -__.W/E ...� C I Y D f I - � in �= ��� GEOGRAPHIC iN FOR MOTION SYSTEM Q / -1 . - VICINITY MAP JunMIN Mal En , . j F _— SDR 99-0006 � „ .� FLE I SUBS 1 11,k e\c' ,-- '-- 'SITE MAGNOLIA HI-FI & VIDEO STORE ' 11110 Alk‘ r MI / !111 ' • II \\\\\ ',.. in �' 111111111 N DARTMOUTH ST =� 0 200 400 900 Feet -• t'.473 feet A A J yr 111 1 City of Tigard �,ff�:m:rv11111 .1,■a Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 `'>> HER,1 �, (503)939-4177 WMIik _�— __��SO , , �. http:llwww.ci.tigard.or.u,11 1111 I I MIN Community Development Plot date:Apr 15, 1999;C:lmagic\MAGIC03.APR P & F Properties of the Northwest MAGNOLIA HI-FI & VIDEO STORE 834 SW St. Claire SDR 1999-00006NAR 1999-00013 Portland, OR 97205 NOTICE OF TYPE II DECISION Page 1 of 1 "Exhibit B" The Holland, In.c 109 W. 17th Street Vancouver, WA 98660 Marah Danielson, Planner Oregon Dept. of Transportation, Region 1 123 NW Flanders Portland, OR 97209-4037 • AFFIDAVIT OF MAILING CITY OF Community(Development S hoping A Better Community STATE OE OREGON. ) County of Washington )ss. City of Tigard- I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, 'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director © NOTICE OF DECISION FOR: SDR 1999-00006/VAR 1999-00013 - MAGNOLIA HI-F1 &VIDEO STORE ❑ AMENDED NOTICE (File No/Name Reference) 0 City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: i E AMENDED NOTICE (File No/Name Reference) (Date of Pubic Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER NO. FOR:l - AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: L I (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[Sl of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", on the 24th day of May,1999, and deposited in the United States Mail on the 24'" day of May,1999, postage prepaid. OFFICIAL SEAL / ^•—*� DIANE M JELDERKS �"�1 NOTARY PUBLIC-OREGON ��/� `■�:.,/ COMMISSION NO.046142 (Person that Prepared Notice) vriv comiuli sid Fx• •FPTF FR n7 ,GoaSubscribed and sworn/affirmed before me on the 9�j day of .A All , 1 '� -,.�• OFFICIAL SEAL 'KAN- A�� DIANE M JELDERKS ` � ' I I I I ' NOTARY PURI IC CARE ON �rw % � con^MI -.�i.°' °• My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07,7989 Flo w NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW ISDRI 1999-00006 CITY OF TIGARD Community ceveropment • MAGNOLIA III-FI&VIDEO STORE shapingABetterCommunity 120 DAYS = 8/7/99 SECTION I. APPLICATION SUMMARY CASE: MAGNOLIA HI-Fl & VIDEO STORE Site Development Review SDR 1999-00006 Adjustment VAR 1999-00013 PROPOSAL: The applicant has requested Site Development Review approval of a proposal to construct an 11,260 square foot retail building. The use includes retail sales of home entertainment and electronics equipment and a 3-bay "auto-install" facility and storage area. The applicant has also applied for an adjustment to the minimum parking standards to allow for a 20 /o reduction. APPLICANT: P&F Properties of the Northwest OWNER: The Holland, Inc. 834 SW St. Claire 109 W. 17th Street Portland, OR 97205 Vancouver, WA 98660 COMPREHENSIVE PLAN DESIGNATION: General Commercial. ZONING DESIGNATION: C-G; General Commercial. LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. APPLICABLE Community Development Code Chapters 18.360 (Site Development Review); REVIEW 18.390 (Decision Making Procedures); 18.520 (Commercial Zoning Districts); CRITERIA: 18.620 (Tigard Triangle Design Standards); 18.705 (Access, E ress and Circulation); 18.730 (Exceptions to Development Standards 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste & ecyclable Storage); 18.765 (Off-Street Parking); 18.780 (Signs); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 24, 1999 AND EFFECTIVE ON JUNE 8, 1999 UNLESS AN APPEAL IS FILED. Aea�l: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the ap, .ant, the hearing on an appeal froi ie 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. r THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 7, 1999. I Questions: For further information please contact the Planning Division Staff Planner, Mark J. Roberts at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. iN'tii I■ CIY O I T G A R D - � ti I�J r----I .. WI ' —, M�:_ SDR 99-0006 -----, L.L,_____) `-1-- ROI IIII I iii issulTBEJE MAGNOLIA STOHI RE \ TA , 1 �� y1 ■• . .,,,,,,,,. ST kli ME W. N \ O ATUOUTH ST �.m_ City of Lord / !RJhm =ii, Mwn..br.nM.w 25 SW MaN ONO S.n+u.Oen.wn ,� I I �],r...so.vnn IIIIIIIIIIillllirillIl Commnily DwNsnnM Plot date Apr 15.1999,C lmagicd.IAGIC03.APR S.W.DARWOU111 ST. da,...s ��� q i �—m loo, = �I _ I = ii 1 ■ • , ! Mitirikliiii .. I1 _ o SITE PLAN , . SDR 99 0006 MAGNOLIA HI-Fl EXHIBIT MAP . . & VIDEO STORE (map is not to scale) I:ICURPLN\SETUP\DECISION SUMMARIESISDR 99-0006.DOC SD (49- °cc)(P nirnlvULr HI - ( , I cat Z EXHIBIT B 1S136CA-01100 1S136CA-01200 • DELANCE JOHN M WILCOX HEATHER M 11250 SW 78TH AVE 11280 SW 78TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S136CA-01300 CA./ 1S136CA-01400 REED TIMOTHY J&JENNIFER C LEE BEN H LAURA M 7775 SW PFAFFLE ST 7745 SW PFAFFLE RD TIGARD, OR 97223 TIGARD,OR 97223 1S136CA-01500 1S136CA-01600 HAWTHORNE VILLA LTD PARTNERSHIP HALL DONALD W&GRACE L AND 1655 N FORT MYER DR 13TH FL PO BOX 19089 ARLINGTON,VA 22209 PORTLAND,OR 97216 1S136CA-01601 1S136CA-05400 HALL DONALD W&GRACE L& KING STANLEY H TR PO BOX 15144 DEPT: KEY 2809 NE 58TH AVE WORCESTER, MA 1615 PORTLAND,OR 97213 1S136CD-00100 1S136CD-00101 PACIFIC CROSSROADS PROPERTIES I MCGRATH STANLEY R ET AL 200 SW MARKET ST STE 345 834 SW ST CLAIR PORTLAND, OR 97201 PORTLAND, OR 97205 1S136CD-00102 1S136CD-01400 MILLAR TED L TRUSTEE PARK NICK S 834 SW ST CLAIR 11654 SW PACIFIC HWY#5 PORTLAND,OR 97205 TIGARD,OR 97223 1S136CD-01401 1S136CD-01500 JOHNSON JULIE A LIFE ESTATE AND SCHULZ DAVID TR 19430 NE HASSALO 11649 VIA MONTANA PORTLAND,OR 97230 YUMA,AZ 85367 1S136CD-01501 ''.L 1S136CD-01600' ) QAYUM ABDUL AND ISMAT DOUGHTY� l1L LILLI 18245 RIVER EDGE CT 10150 SW-CANYON-R...2 LAKE OSWEGO, OR 97034 ;BEAVERTON,OR 97005 1S136CD-01601 i 1S136CD-01700 DOUGHTY J PAUL AND LILLI THE HOLLAND INC 10150 SW CANYON RD 109 W 17TH ST BEAVERTON,OR 97005 VANCOUVER,WA 98660 15136CD-01800 }'N) 1 1 S 18G -01900 BRETTLER REALESI TE INC BRETTLE3 AL ESTATE INC 307 BROAD ST 307 BROAD ST SEATTLE,WA 98121 _SEATTLE,WA 981 SD 2 Re7-O Co 11/1W G7/VOL( i9 -Fr (p6) Z oF 1136CD-02000 136CD-020047 WAREMART INC TI RD CITY 1-61F 3336 E 32ND ST#217 1312 HALL TULSA,OK 74135 ARD, R 97223 1S 136C D-02200 151 36C D-0430 COSTCO WHOLESALE CORPORATION WAREMA INC 999 LAKE DR 333366 g.-52ND ST#217 ISSAQUAH,WA 98027A,OK 774135 1S136DB-02400 1S136DB-02501 CHAMPION RONALD V AND WESTSIDE HOLDING CO LLC 11642 SW PACIFIC HIGHWAY 11632 SW PACIFIC HWY TIGARD, OR 97223 TIGARD,OR 97223 1S1 36DC-00500 ' S436DC-048 TOM MOYER THEATRES WAR RT INC 7132 COMMERCIAL PARK DR 3336 E 32N T#217 KNOXVILLE,TN 37918 TULSA,OK 7413 THE F:LICH NS NAMES/ADDRESSES ARE CITES DIED BY IHE APPLICANT MICH [ARE [ \ILED CUI, HDAEVER, DO NDT MAIM Q R 5C0' PFCF RIY CrIZER I'DIIFICATICN LIST ERIN= EFOM G.I.S. Ci 4/15/99. JULIE JUNIN - LIFE ESTATE MARY JB EThE, ET. AL H0 H 609 806 SW ERCAIIAY #7CC LINxLN CITY CR 9767 REILADD CT. 97205 MANLEY MDGRATH 806 SW Y #700 FCRELAN) CR 97205 DCI�1T� & CRPCE HALL 10 MX 15144 W2RCESTER MA 01615 DCI\ALD & CRAZE HALL 1O BJX 19089 R 1 IIAND CR 98280 JCIN FISHER 2809 NE 59TH AVE RXIIAAD CR 97213 TED M LLAR, ` R SIEE 3030 SW MJCCY AVE #200 I LAND, CR 97201 PPCIFIC CROSSROADS FRCFERYJES I 806 SW ERIADA1PLY #700 ILAAD CR 97205 05/24/99 12:LECER3 684 7297 CITY OF TIGARD fj 001/001 MAY 2 7 1999 4COMMUNITY DEVELOPMENT ADJUSTMENT .. 1 PPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 PRE-APP. HELD WITH: 1.1ox L ,,,Vztvis DATE OF PRE-APP.: Z Milli GENERAL INFORMATION 1b$0 SW Pfr; fie- ; '�,/ Property Address/Location(s): :.•.G._,.....—____A' " FQR STAFP USE ONLY •• • ►-WUwir..i.—�i��i ssmAIA titltiitoia•.--- Tax Map&Tax Lot#(s): 1 ekX I S _I 34o C t-c+ 17 06 Site Size: 24; 9 76 ,6,4. Property Owner/Deed Holder(s)': Tate- ,_I AD I l C1 4_-vi G. Case No.(s): IA k/99?-WO/3 Address: J C61 . i 7 t" SF. Phone:( 04 -J52 I Other Case No.(s): '7:)297-00e)r) City: 61 I' U e v- w A . Zip: O(a o Applican': •4 01'.'i - itli `OYii1Le31- Receipt No.: 99-,:fiI 3--)/y Address: C t✓ Phone:(503) 01 UO Application Accepted By: City: c� -la_vva O 2. Zip: 4 7)0S Date: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession Date Determined To Be Complete: with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this Comp Plan/Zone Designation: application. PROPQ$AL SUMMARY CIT Area: The owners of record of the subject property request permission for Recording Date and Number: an Administrative Adjustment to the following provision(s) of the Community Development Code (please circle one only): Rev12/11198 t:tcurp1Mmasters\a0juetmLmst •Development Adjustment: S 100 -.Special AdlustmenLS. s 100 .Adjustment to a Subdivision S 100 P- o Reduction or Minimum Residential Density S 100 - "1.11- D SU i ITT. E . MEN S •Landscaping Adjustments•Existing/New Street Trees 5 100 .Parking Adjustments-Reduction in Slacking Lane Length $ 100 •Wireless Communication Facility Adjustments-Distance From Another Tower Application Elements Submitted: I Please state the reason for the Adjustment request: ❑ Application Form - l__ C r " �ti-N ❑ Owner's Signature/Written Authorization QA.` _ ❑ Title Transfer Instrument or Deed ��//�� ❑ Site/Plot Plan (#of copies based on pre-app check list) ❑ Site/Plot Plan (reduced 8/,-'x 11") ..... — ❑ Applicant's Statement of • — (Addressing Criteria Under Section 18.370.020) Post-ie Fax Note 7671 Da1C � 2 4_ 1pages. I 'J To P' / / From I - ' ❑ Filing Fee 4 5L4-> K.2sa Z Co. 'Opt. Co. PhonC,l Phone `r—itc r Faxa Fax 1 Z�_ `_,�� —mil -- - • r _r1 411 CITY OF TIGARD Community(Development SfiapingA Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 8/7/99 FILE NO(S).: SITE DEVELOPMENT REVIEW ISDRI 99-0006 FILE TITLE: MAGNOLIA HI-FI &VIDEO STORE APPLICANT: P&F Properties of the Northwest OWNER: The Holland, Inc. 834 SW St. Claire Street 109 W. 17th Street Portland, OR 97205 Vancouver, WA 98660 PHONE/FAX: (503) 225-0700 (360) 694-1521 REQUEST: A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3-Bay automobile installation facility and 1 ,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). LOCATION: 11680 SW Pacific Highway; WCTM 1 S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. 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:THURSDAY APRIL 15,1999 DUE:THURSDAY APRIL 29,1909 © STAFF DECISION DATE OF DECISION: ❑ 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 Di SITE PLAN © LANDSCAPE PLAN © GEO-TECH REPORT STAFF CONTACT: Markl.Roberts, Associate Planner (503) 639-4171 Ext. 315 SDR 99-0006 MAGNOLIA HI-Fl & VIDEO STORE LAND USE PROPOSAL CITY OF TIGARD OREGON April 12, 1999 P & F Properties of the Northwest 834 SW St. Claire Street Portland, OR 97205 RE: Notice of Complete Submittal for SDR 99-0006/Magnolia Hi-Fi Dear Sir or Madam: This letter is to inform you that your application for Site Development Review (City file reference: SDR 99-0006) is considered complete as of April 9, 1999 and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171 x315. Sin rely Mark J. Roberts Associate Planner i:\curpin\mjr\sdr\sdr99-06.cmp c: Larry Cross, Olympic Associates —via Fax: 1-206-285-4371 SDR 99-0006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 tr V SITE DEVELOPMENT REVIEW APPLICATION for MAGNOLIA HI-FI TIGARD, OR March 18, 1999 Prepared By: Olympic& Associates 701 Dexter Avenue N#301 Seattle, WA 98109 (206) 285-4300 and Westech Engineering 3841 Fairview Ind. Dr. SE#100 Salem, OR 97302 (503) 585-2474 I t r TABLE OF CONTENTS 1. Site Development Review Application 2. Sumary of Proposal 3. Project Information 4. Adjacent Property Owner Requirements a. Adjacent Property Owner List b. Tax Map c. Legal Descriptions d. Neighborhood meeting verification letter e. Neighborhood meeting letter f. Neighborhood meeting notice 5. Property Owner Letter 6. Impact Statement a. Drainage b. Water c. Sewer 7. Reduced Drawings a. Pre Site Plan b. 1'` Floor Plan c. Basement Plan d. Elevations e. Grading&Drainage Plan f. Demolition&Erosion Control Plan g. Civil Notes h. Civil Details 8. Application Notes—Engineering Section 9. Pre-Application Conference Notes SITE DEVELOPMENT REVIEW " 'i►� APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE APP. HELD WITH: '"�1, DATE OF PRE-APP.: (Ziff c=,(4A Property Address/Location(s): Southeast Corner of Southwest Dartmouth and Southwest Pacific Highway FOR STAFF USE 01[Y Tax Map & Tax Lot#(s): Tax 1 S 136 CD Lot #1700 Case No.(s): iIDCa Other Case No.(s): 29,978 Square Feet Receipt No.: Site Size: Application Accepted By: . Property Owner/Deed Holder(s)*: The Holland, Inc. Date: Address: 109 W. 17th Street Phone: (360) 694-1521 City: Vancouver WA Zip: 98660 Date Determined To Be Complete: Applicant*: P&F Properties of the Northwest 834 SW St. Claire (503) 225-0700 Comp Plan/Zone Designation: Address: Phone: City: Portl and OR Zip: 97205 CIT Area: *When the owner and the applicant are different people, the applicant Rev.4/21/97 i:lcurpinlmasters)sdra.doc must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: k] Application Form The owners of record of the subject property request Site El Development Review approval to allow (please be specific): Owner s Signature/Written Authorization Development of an 11 ,260 sq ft retail store, auto instal 1E3 Title Transfer Instrument or Deed and warehouse facility on two levels-for sale of home li Site/Plot Plan (#of copies based on pre-app check list) entertainment and electronics. The upper level contains 8,159 sq ft of retail showrooms and the lower level ite/Plot Plan (reduced 8'/:"x 11-') contains a 3-bay auto install and 1 ,500 sq ft of storage. Applicant's Statement There will be 39 stalls provided on site and a new (#of copies based on pre-app check list) ❑ Construction Cost Estimate bus shelter provided at the north corner along O USA Sewer Use Information Card Pacific Highway. (Distributed/completed at application submittal) II] Filing Fee (Under$100,000) $ 800.00 ($100,000-$999,999)....$1,600.00 The approximate construction cost is $800,000 ($1 Million&Over) $1,780.00 (+$5/$10,000) 1 A THE THolland, ING CORPORATE OFFICES (360)6944521 AND BURGERVILLE U.S.A. tog WEST SEVENTEENTH STREET RESTAURANTS VANCOUVER, WASHINGTON 98660 March 18, 1999 To Whom It May Concern: P &F Properties of the N.W. has our authorization to submit for site design review and building permits on subject property(legal description attached). Sincerely, VY Thomas W. Mears President The Holland,Inc. ,. sK AMEA /c e First timerican Title Insurance Company of Oregon An assumed buslneas of III F INSURANCE COMPANY OF OREGON �0- 1700 S.W. FOURTH AVENUE, PORTLAND, OR 97201-5512 (503) 222-3651 FAX (503) 790-7865 or (503) 790-7858 Preliminary Title Report February 23, 1999 ALTA Owners Stand. Coy. $800,000 00 Premium $1,805.00 ALTA Owners Ext. Coy. $ Premium$ ALTA Lenders Stand. Coy. $ Premium $ ALTA Lenders Ext. Coy. $ Premium $ Order No. : 865466 Indorsement Premium $ Escrow No. : 98160926 Other Cost $ Re : The Holland Inc/ Govt. Serv. Charge Cost $ 35.00 P & F Properties of the NW A consolidated statement of all charges and advances In con- SUPPLEMENTAL REPORT nection with this order will be provided at closing. First American Title Insurance Company 200 SW Market Suite 250 Portland, OR 97201-5705 Attention: Mavis J. Kimball Telephone No.: (503)795-7600 Fax No.: (503)795-7614 We are prepared to issue Title Insurance Policy or Policies in the form and amount shown above, insuring title to the following described land: For legal description see Exhibit "A" attached hereto; and as of February 12, 1999 at 8:00 a.m., title vested in: THE HOLLAND, INC., a Washington corporation; Subject to the exceptions, exclusions and stipulations which are ordinarily part of such Policy form and the following: 1. THIS EXCEPTION HAS BEEN ELIMINATED. 2. City Liens, if any, of the City of Tigard. Note: An Inquiry has been directed to the City Clerk and subsequent advice will follow concerning the actual status of such liens. 3. Statutory Powers and Assessments of Unified Sewerage Agency. 4. These premises are within the boundaries of the Tualatin Valley Water District and are subject to the levies and assessments thereof. 5. An easement created by instrument, including the terms and provisions thereof; Recorded : September 28, 1990 as Fee No. 90 54045 Favor of : City of Tigard, a municipal corporation Affects : A 10 foot wide area adjacent to Dartmouth Street extension This report is for the exclusive use of the parties herein shown and is preliminary to the issuance of a title Insurance policy and shall become void unless a policy is issued, and the full premium paid. 5 Page 2 Order No. 865466 6. Unrecorded leases or periodic tenancies, if any. 7. The following matters pertain to Lenders Extended coverage only: (a) Parties in possession, or claiming to be in possession, other than the vestees shown herein. (b) Statutory liens for labor and/or materials, including liens for contributions due to the State of Oregon for employment compensation and for workman's compensation, or any rights thereto, where no notice of such liens or rights appears of record. NOTE: This report does not include a search for Financing Statements filed in the office of the Secretary of State, or in a county other than the county wherein the premises are situated, and no liability Is assumed if a Financing Statement Is filed in the office of the County Clerk (Recorder) covering fixtures on the premises wherein the lands are described other than by metes and bounds or under the rectangular survey system or by recorded lot and block. NOTE: Washington County Ordinance No. 267, filed August 5, 1982 in Washington County, Oregon, imposes a tax of $1.00 per $1,000.00 or fraction thereof on the transfer of real property located within Washington County. Certain conveyances may be exempt from said ordinance, in which case, Washington County will require the filing of an affidavit of exemption. In either situation, the transfer tax must be paid or an affidavit must be filed. NOTE: Taxes for the year 1998-99 paid in full. Tax Amount : $6,575.45 Code No. : 023.81 Account No. : 1 S 136CD-10700 Key No. : 284310 NOTE: We find no judgments against WILLIAM FLOBERG and STEVEN PREECE doing business as P & F PROPERTIES OF THE NORTHWEST. FIRST AMERICAN TITLE INSURANCE COMPANY OF OREGON l ` JENNIFER L. WATSON Commercial Title Examiner (503) 790-7866 JLW:aIr cc: P & F Properties of the Northwest Attn: Bill Floberg cc: Gerald V. Miller Real Estate cc: The Holland Inc. c/o Commercial Escrow THANK YOU FOR CHOOSING FIRST AMERICAN TITLE We look forward to assisting you in all of your title and escrow needs • • Order No. 865466 EXHIBIT "A" Part of the George Richardson Donation Land Claim in the Southwest one-quarter of Section 36, Township 1 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, being a part of that particular tract conveyed from Hugo P. and Helen M. MacKey to Verne and Hazel E. Cotton by deed recorded in Book 226, page 571, and also a part of that certain tract conveyed from Bernice E. Dobbins to Cyrus R. and Ellah A. Knight by deed recorded in Book 288, page 53, both conveyances In Washington County Records of Deed and being more particularly described as follows: Beginning at the point of intersection of the Southwesterly line of the said Cotton tract with the Southeasterly right of way line of the SW Pacific Highway (O.S.H. 99-W); thence North 52°52' East along the said Southeasterly right of way line, a distance of 140.00 feet to a point of intersection with the Northeasterly line of the said Cotton tract, said line also being the Southwesterly line of that certain tract conveyed to Clarence L. Chilson, et ux, by deed recorded in Book 124, page 194, Washington County Records of Deeds; thence South 22°55' East along the said Northeasterly line the said Cotton tract and the Northeasterly line of the said Knight tract, a distance of 335.58 feet to the Southeast corner of the said Knight tract; thence North 85°22' West along the South line of the said Knight tract, a distance of 123.85 feet to a point; thence North 28°58'40" West a distance of 245.28 feet to the point of beginning. � •1 701 Dexter Avenue North #301,Seattle,Washington 98109-0891 Tel: (206)285-4300/Fox: (206)285-4371 E-mail: olympic@oac intl.com O L Y M P I C ASSOCIATES C O M P A N Y Magnolia Hi-Fi& Video Tigard,Oregon Summary of Proposal: Development of an 11,260 sq.ft. retail store, auto install and warehouse facility on two levels — for sale of home entertainment and electronics. The upper level contains 8,159 sq.ft. of retail show rooms and the lower level contains a 3 bay auto install and 1,500 sq.ft of storage. There will be 39 stalls provided on site and a new bus shelter provided at the north corner along Pacific Highway. 101 Dexter Avenue North #301,Seattle,Washington 98109-0891 Tel: (206)285-4300/Fax: (206)285-4371 E-mail: olympic @oac-intl.com O L Y M P I C ASSOCIATES COMPANY Magnolia Hi-Fi& Video Tigard,Oregon Project Information: Building Code: 97'UBC &Tigard Municipal Code Zoning: C-G Occupancy: M-82-83 Lot Area: 11,260 sq.ft. Proposed Building Size: 3,101 sq.ft -Basement Level& 8,159 sq.ft.— 1s`Floor Level Impervious Surface Calculations: Max. impervious surface allowed : 85%of 29,978 sq.ft.=25,481 sq.ft. Impervious surface proposed: 24,858 sqft. <25,481 sq.ft. Landscape Calculations: Min. landscaping required: 15%of 29,978 sq.ft.=4,497 sq.ft. Area of landscape proposed: 5,070 sq.ft.>4,497 sq.ft. Street Frontage Calculations: Street frontage: 372'-8" Min 50%building/street frontage: 186'-4" Actual building/street frontage: 216'-1"> l86'-4" Glazing Calculations: Min 50%building length in glazing: 108' in length Actual building length in glazing: 113'-3"> 108' Page 2 Parking Calculations: Use Area #of stalls required Office Area 950 sq.ft. / 1000 x 2.7 = 3 stalls Auto Install Area 1,045 sq.ft. / 1000 x 2.0 = 3 stalls Warehouse Area 1,500 sq.ft. / 1000 x .5 = 1 stall Retail Area 7,765 sq.ft. / 1000 x 3.7 = 29 stalls Total Stalls Required = 36 stalls Actual Stalls Provided = 39 stalls 35 stalls in parking lot 1 stall truck loading/parking 3 stalls in Auto install area 39 stalls total Parking Stall Reduction Due to New Bus Shelter: (Based on a reduction factor of 20%) Total stalls required = 36 stalls x 20% = 7 stalls Total stalls required = 36 stalls—7 stalls=29 stalls Actual stalls provided = 39 stalls>29 stalls Timothy&Jennifer Reed Ben&Laura Lee 7775 S.W.Pfaff le Street 7745 S.W.Pfaff le Street Tigard,OR 97223 Tigard,OR 97223 Donald&Grace Hall Donald&Grace Hall P.O.Box 19089 P.O.Box 15144 Portland,OR 98280 Worcester,MA 01615 John Fisher Pacific Crossroads Properties I 2809 N.E. 59th Ave 806 S.W.Broadway#700 Portland,OR 97213 Portland,OR 97205 Nick Park Julie Johnson—Life Estate 11654 S.W. Pacific Highway#5 P.O.Box 609 Tigard,OR 97223 Lincoln City,OR 97367 David Schulz Abdul&Ismat Qayum 11649 E. Via Montana 18245 River Edge Ct. Yuma,AZ 85367 Lake Oswego,OR 97034 Paul&Lilli Doughty Brett ler Real Estate Inc. 10150 S.W.Canyon Road 307 Broad Street Beaverton,OR 97005 Seattle,WA 98121 Waremart Inc. Costco Wholesale Corporation 3336 E.32nd Street#217 P.O.Box 34331 Tulsa,OK 74135 Seattle,WA 98124 Ted Millar,Trustee City of Tigard 3030 S.W.Moody Ave#200 13125 S.W.Hall Blvd. Portland,OR 97201 Tigard,OR 97223 Stanley Mcgrath Mary Jensine,Et.Al 806 S.W.Broadway#700 806 S.W.Broadway#700 Portland,OR 97205 Portland,OR 97205 I I.J.JJJ t-.J•' 1.=r S AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, (A.)k 1 (( u.-4 Cy P 1 o 6-0-,-c1 • being duly sworn, depose and say that on -C+'41 . ." , 19 c?, I caused to have mailed to each of the persons on he attached list, a notice of a meeting to discuss a proposed development at (or near) -i e SOtk.f i e ci c prow' d2 S. W. ik-kr#ytrt.okFti. . l_I-PA_C_ 1-fi5hwzQd 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 . Sera 4-f-Ie. , U1 A , 0 ue.rr Apo 6.. 13/Mich • with postage prepaid thereon. Lite' Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of �^ , 19y ? as OFFICIAL SEAL { I NOEARCPSBLIC OREGON ( o'_ . `t,® COMMISSION N0714 2 1 MY COMMISSION EXPIRES JULY 5,2002 r NOTARY PUBLIC OF OREGON My Commission Expires: J 5, .00 (Applicant,please complete information below for proper placement with proposed project) TNAME OF PROJECT OR PROPOSED NAME. r a' MT a; - j I TYPE OF PROPOSED DEVELOPMENT: ► • et i I art~ I Name of Applicant/Owner: • a I F_ I •fa-,111A fr , ^ r�6 v-' Address or General Location of S bject Property:.Q(. id `. • iv • • Ia a. he 4' • IA, I PAci Fir Hiyhw LISubject Property Tax Map(s)Mid Lot#(s): lailllll trr!1 • CC) h:Noglntpattytmaster mall.mst 12/22/98 14:22 DENNE" 'REAL ESTATE 4 12062854371 N0.046 DES FROM :FIRST QM RICAN TITLE E03 790 7972 ....•401,6 • xW ] x. 12-22 11=54 x903 P.02i .�'�• •J w< MrratINO1ON cOkry gaol, ! ALE 1•IMY 09 6161.. SEE Y•1l r axes I �S(I ."' 36co "'7:::;1aFaafLE 6161... 01 !� STREET . s .���e **4. J•dic ., �� 2D0 6161 ! ells_, 6161 �'.� `r ,.•r. •.t on r0r *I_ atmal teen fA rn.a �p 4% �•/ 'f r•eoa, w \ • t 1..:? • '+ ic00 '1' �e n.,6161. _ �0O 9` ` �� �N Ise �r ski y ti i Oar �® .I ` ara.DN+ir••„� 4......" i , •IseO 9 +•op IA t .self• .� s.1 �- $ _ 1 _ .L700aI . !Q 1 �` •ip i uoo ( /� _ .ao 1700 1 n K, F CV}.J e +�a. 1 r ...,•.- °' yrc •R1 I,, 1j..." ' ti-- ,.: ...:- • is ,III.t ilk PPG �� J c��� ��• 1 Iliirl\ 'IP V.'''. t i ,` ti•• ( 2000 p(.....„, 1 .1.4:..1141.1• ; (� J "°R•4 J ; SEE 6111. r ' 1;4:: 1 :I L13133• 1--- "."'------eut._._.... _ ,fr_. ....— il Er 1 ( '- 1.1 a.1 -- %.; ! 4 . il l: •a ! a • � 'C< K a 311.11143 F 4100 Mall!.a 1)L.1 11.)0 i 12 CC G IN. It -• i. I i I ! J .1 4' t.•tom C)) I \.. of A' eCWn r` •91r r.i ' I i sn.•..au I ace �•• + • fir. .'Om'NMI UM I LSI I,'• , ....\a. i 1 (.w, C 14 - --- 135CD I%oc �J' loo° . il 1LecI L , 12/22/98 14:22 DENNE' REAL ESTATE 4 12062854371 NO.046 PO4 FgCN1 1 R5T s�ER I G�+N TITLE S03 790 7872 179@. 12-22 11 55 0903 .04/09 4 1 •------------------. katroSaaa / IiaaJAngton (tgt) • Parcel :80282401 RefPer4 :15136CA 01300 owner :Reed Timothy J & Jennifer C Xfered :07/07/93 Site : 7775 SW 8faffle St Tigard 97223 Price :$77,000 Mail :7775 SW Ptaffle St Tigard Oz 97223 Laud :$53,100 Use :1014 Res,Improved Imp :$67,330 Census :Tract:306. 00 Block:1 98-99 Taxes :51,355.05 Telephone:503-598-8815 Thomas Bros:655 G3 Subdiv . Legal :ACRES .32 8edrra:2 8t) :1.00 Y8: 1945 Lot sgit: 13,939 BldgSF:977 Ac: .32 # 2 `-- --- --- - -- tlatroican / VADWiagton (On) Parcel :R0282410 AefPar4 :15136CA 01400 owner :Lee Ben H Laura M Xfered . Site :7745 SW Ptaffle St Tigard 97223 Price . Mail :7745 sw Pfeffle 5t Tigard Or 97223 Land :553,100 Use :1014 Res,Improved Imp :$87,390 Census :Tract:306.00 Block:1 98-99 Taxes :51,673.79 Telephone:503-639-2774 Thomas Bros:655 G3 Subdiv . Legal :ACRES .28 Bedrm:4 Bth:1.00 YB:1946 Lot Sgft:12,196 B1dgSF:1,542 Ac: .28 0 3 `'------ - DfetroSaau / Weabiagtop (Cut) ' Parcel :R0202483 RefPaz# :15136CA 01600 Owner :Hall Donald W 4 Grace L Xfered :11/01/93 Site :11655 SW Pacific Hwy Tigard 97223 Price .5620,000 Mail :FO Box 19089 Portland Or 97280 Land :5890,790 Use :2012 Cam,Zmproved Imp : 145,010 Census :Tract:306.00 Block:1 98-99 Taxes :511,481.09 Telephone: Thomas Bros:655 G3 Subdiv . Legal :ACRES 5.81 8edrm: 8th: YE:1943 Lot Sgft:253,083 5ldgSF: Ac:5.81 # 4 `- I trosgaO / taabingtoa (C R)------ ' Parcel :R0242492 RetPar# :15136CA 01601 owner :Hall Donald W & Grace L Et Al Xfered . Site :'No Site Address:* Price . Mail :20 Box 15144 Worcester Ma 01615 Land :5446, 930 Use :2012 Com.Improved Imp :$507,160 Census :Tract: Block: 98-99 Taxes :512,094.03 Telephone: Thomas Bros: Subdiv , Legal :ACRES 1.20 bedrm: Bth: Y8: Lot Sqft:52,272 81dgSF: Ac:1.20 4 5 MWexoSvaa / Wastabgtoa (tom_ . Parcel :R0283017 RefPar# :15136CA 05400 Owner :Fisher John S Sr Xfered :08/25/98 Site :7825 SW Ptaffle 5t Tigard 97223 Price :$189,950 Mail :2809 Ne. 58th Ave Portland Or 91213 Land :$69,030 Use :1014 Res,Improved I :595,100 Census :Tract:306.00 Block:1 98-99 Taxes :52,228. 13 Telephone: Thomas Bros:655 G3 Subdiv Legal :ACRES .46 Bedrm:4 Bth:2.00 Y9: 1950 Lot Sgft:20, 037 B1dgS1:2,480 Ac: .46 4 6 Mstroicen / WaMhingtoz (OR)- Parcel :R0284114 RofPar# :15136CD 00100 Owner :Pacific Crossroads Properties I Xfered :04/18/97 Site : 11705 SW Pacific Hwy Tigars! 97223 Price :55,273,000 Ma11 :906 SW Broadway 4700 Portland Or 97205 Land :3203,250 Use :2012 Coin,Improves Imp Censue :Tract:306. 00 Block:1 98-99 Taxes :$2,203.18 telephone: Thomas Bros:655 E3 Subdiv , Legal ;ACRES .47, SEE Al ACCOUNT(S) 8edrm: 8th: 75: Lot Sgft:20.473 31dgsr: Ac: .47 The reformation provided IS Demme Reliab.o, But la Nac cu.-rantaed. NO.046 U05 DENNE`' -EAL ESTATE 4 12062554371 1222:98 14:22 -.. 13,12-22 11:56 *983 p.08/09 'goom : 'iasT o1ERiOdm TITLE 503 790 7872 if 7 •----- - NetrOSoaa / veabfagton (OR) • Parcel :R0284123 RefFar4 : 15136CD 00200 . Owner :Pacific crossroads Properties I Xfered :04/18/97 Site :7840 SW Ffaffle St Tigard 97223 Price :55,273,000 Mail :806 Sw Broadway #700 Portland Or 97205 Land :$360,020 Usc :2012 com,Improved Imp . Census :Trict:30€.00 Block:1 98-99 Taxes :$3,902.66 Telephone: Thomas Bros:655 03 Subdiv _ Legal :ACRES .87, SEE Al ACCOUNT(S) Bedrm: Bth: YB: Lot Sgft:20,473 B1dg5F: Ac: .87 # 6 ft.trosoeu / wasbs agtoa (OR)--- i Parcel :R0284132 RefPar# :15136CD 00300 Owner :Pacific Crossroads Properties I Xfered :04/18/97 Site :11705 SW Pacific Hwy Tigard 97223 Price :55,273,000 Mail :806 Si Broadway #700 Portland Or 97205 Land :$306,220 Use :2012 Com, Improved Imp Census :Tract:306. 00 Block:1 98-99 Taxes :$3,319.39 Telephone: Thomas BrOS:655 F3 Subdiv . Legal :ACRES .74, SEE Al ACCOUNT(S) Badrm: 8th: YB: Lot Sgft:20,473 BldgSF: Ae: .74 # 9 -- 3letro9ce / WesbipOtoa (mu------ Parcel :R0284221 RefPar# :15136CD 01100 Owner :Pacific crossroads Properties I Xfered :04/18/97 Site :'No Site Address" Price :$5,273,000 Mail :806 SW Broadway #700 Portland Or 97205 Land :$297,950 Use :2012 Com,Improved Imp :$820, 060 Census :Tract: Block: 98-99 Taxes :513,940.34 Telephone: Thomas Bros: Subdiv . Legal :ACRES .72 Bedrm: 5th: YB: Lot Sgft=20,473 91dg5F: Ac: .72 # 10 a $etroSvan / We•biagtan (OR)---- Parcel :80294249 RefPar# : 15136CD 01300 Owner :Pacific Crossroads Properties I Xfered :04/18/97 Site :11711 Sw Pacific Hwy Tigard 97223 Price :55,273, 000 Mail :806 SW Broadway #700 Portland Or 97205 Land :$128,290 Use :2012 Com,Improved Imp Census :Tract:306.00 Block:1 98-99 Taxes :51,340.56 Telephone: Thomao Bros:655 F3 Subdiv . Legal :ACRES .31, SEE Al ACCOUNT(S) Eedzm: Bth: YB: Lot Sgft:20, 473 BldgSF: Ac: .31 # 22 ---- • N mtsoSeaa / Vwsbiagtaa (4311 ` Parcel :R0284258 RefPar# :1S136CD 01400 Owner :Park Nick s Xfered :11/22/95 Site :11650 SW Pacific Hwy Tigard 97223 Price :5640,000 Mail :11654 SW Pacific Hwy #5 Tigard Or 97223 Land :S311,360 Use :2012 Com,Improved Imp :S344, 460 census :Tract:307.00 Block:1 98-99 Taxes :58,878.75 Telephone: Thomas Bros:6S5 03 Subd1v . Legal :ACRES .88, SEE Al ACCOUNT(S) Bedrm: ath: YB: Lot Sgft:38,333 81dg5F: Ac: •88 * 12 •---- Metro:eau / Washfag-tae (ORI •- -' Parcel :R0284261 RefPar# :15136CD 01401 owner :Johnson Julie A Life Estate Xfered . rite :11646 5W Pacific Hwy Tigard 97223 Price • Fail :20 Box 609 Lincoln► City Or 97367 Land :$139,290 use :2012 Com,Improved Imp -595,170 census :Tract:307.00 Block:1 98-99 Taxes :52,628.50 Telephone: Thomas 94.o,:655 G3 Subdiv _ Legal :ACRES .34 Bedrm: 8th: YB: Lot Sgft:14,e10 Bldg9F= Ac: .34 7he rnfo a:.Clon Pravidrd Si D,40100 Reliable, But IS low: Cuernateee. 12/22!98 14:22 DENNE' °EAL ESTATE 4 12062854371 NO.046 DOE - FROf1 :FIRST Gr1ER 1 CC7N TITLE 603 7S0 78 72 1-X9.12-22 11:SS t903 8.06/09 i# 13 t- -. Wera8vaa / WA sh,ington (OR) • Parcel :R0284276 RtfPar0 :15136CD 01500 Owner :Schulz David Tr Xfered . Site :11660 SW Pacific Hwy Tigard 97223 Price . Mall :11649 E Via Montana Yuma A; $5367 Land :5327,740 use :2012 Com,Tmp>:oved Imp :$211,940 Census :Tract:307. 00 Block:1 98-99 Taxes :$6,454.76 Telephone: Thomas Eros:655 G3 Subdiv . Legal :ACRES .88 Bedrm: Bth: YB: Lot Sgft:38,332 BIdgSF: Ac: .88 # 14 bfs troSca n / Washiagtoa (OR).. r Parcel :R0284285 RafPar# :15136CD 01501 Owner :Qayum Abdul 6 Ismat Xiered . Site :'No Site Address{ Price :$50,000 Mail :18245 River Edge Ct Lake Oswego Or 97034 Land :5186,810 Uae :2002 Vacent,Commercial Imp . Census :Tract: Block: 98-99 Taxes :$2,025.15 Telephone: Thomas Broa: Subdiv . Legal :ACRES .99 Bedrm: 8th: YB: Lot Sgft:43,124 Bldg5F: Ac: .99 4 15 • • Pietrai5att / Wsshislgtop (OR) • Parcel :R0284294 RefPar* :15136CD 01600 Owner :Doughty 7 Paul Lllli Xrered _ Site :11674 SW Pacific Hwy Tigard 97223 Price Mail :10150 SW Canyon Rd Beaverton Or 97005 Land :5176, 910 Use :2012 Com,Improved imp :$237,250 Census :Tract:307.00 Block:1 98-99 Taxes :$5, 057.65 Telephone:503-644-2642 Thomas Bros:655 G3 Subdiv Legal :ACRES .45 Bedrm: Bth: YB: Lot Sgft:19,602 BldgSF: Ac: .45 4 16 ; ----. Notsa$caa / W4shfagton (OR) a Parcel :R0284301 RafPar4 :15136CD 01601 Owner :Doughty J Paul & Lilli Xfered . Site :11670 SW Pacific Hwy Tigard 97223 Price . Mail :10150 514 Canyon Rd Beaverton Or 97005 Land :$201,280 Use :2012 Com,Improved Imp :$113,710 Census :Tract:307.00 Block:1 98-99 Taxes :53,785.76 telephone:503-644-2642 Thomas Bros:655 G3 Subdiv . Legal :ACRES .91 Bedrm: Bth: YB: Lot Sgft:39,639 BldgSF: Ac: .91 # 17 Witr',Scaa 1 Veshiagtaa (OR) • Parcel :R0284329 Re=Par# :15136CD 01800 Owner :Brettlez Real Estate Inc Xfsred :03/14/97 Site :11688 SW Pacific Hwy Tigard 97223 Price :5550,000 /tail :307 Broad St Seattle Wa 98121 Land :$49,160 Use :2012 Com, Improved Imp :$289,0l0 Census :Tract:307 .00 Block:1 98-99 Taxes :54, 165.60 Telephone: Thomas Bros:655 G3 subdiv . Legal :ACRES .12 Bedrm: 8th: YB: Lot Sgft:7,405 BldgSF: Ac: .12 4 18 • t 7i txotcm / washulgtas (QS) • Parcel :R0284347 RefPar# :15136CD 01900 owner :BrettleZ Real Estate Inc Xfered :03/14/97 Site :11710 sw Pacific Hwy Tigard 97223 Price :$550, 000 [Fail :307 Broad St Seattle Wa 98121 Land :5131,100 Use :2012 COm,Imprnved Imp :532.110 Census :Tract:307.00 Block:1 98-99 Taxes :51,822,14 Telephone: Thomas Btoa:6S5 G3 5ubdiv : Legal :ACRES .32 Bedrm: 8th: YB: Lot Sgft:7,405 B1dgsr: Ae: .32 The Information Provided Is Deemed Ro11402e, But Is Not G,arancc•d. 12/22198 14:22 DENNE' rEAL ESTATE 4 12062854371 N0.046 Der FRO? :FIRST AMERICAN TITLE 503 790 7972 1e. 12-22 13.165 pg03 P,07iO3 Parcel .R0284356 --------- 1#itrc%ca / Washington (ORJ- Owner : R0Z$4art Inc Ref Par#----- ------• Site :7501 SW Dartmouth :13136CD 02000 Sit Rd Tigard 97223 Price :97,233,1 :3336 E 32nd St #217 Tulea Ok 74135 Lance :97,033,100 Ucc :2802 vacant Lo Land Census �nsrcial Z 41, 048. 760 :Tract: block: Telephone: 98-99 taxes Thomas :513 554.75 Subdiv Bros: Legal :ACRES 5.15 Bedzin: Bth: a 20 _ YB: Lot 3gft:224,331 Parcel :R0284392 -- --. 1SetrvSeao / Washington Ac:5.15 Owner gton (OR)------------- • :COstco Wholesale Corporation fared# :03/23/9 0 Site :7$50 SW Dartmouth Rd Xfered 2200 Mail :Po Box 34331 Seattle Wa : 03/23/94 Uae Price 43, 000,000 , 000,000 :2012 Con►, II1lproveCt Land :$2,317,940 Census :Tract: Telephone; Block: Imp :57,3,376.1 Thomas 98-99 Taxea :$128,376.11 Subdiv :Palmer Acres Bros: Bedal ;PALMER ACRES, LOT 1-3, PLUS 8th: YB: Lot Sgft:561,924 # 21 •-------------- BldgsF: Parcel :miller R126867Ted L ----: mitra9oaa / �raab� csa (GEiJ_______________Ac`12�90 Owner Site :11675 Trustee RefPar# :1S136CD 00101 Mail SW Pacific Hwy Tigard 97223 Xfered :04/28/95 :3030 SW Moody Ave 4200 Portland Or 97201 Price :$800,000 Use :2012 Com Im Land Census :Tract:30s. 00roved :5148,720 Telephone: Block:1 Iax Subdiv Thomas Broa:655 98-99 Taxea :51,612.15 655 G3 Legal :ACRES .33, SEE Al Bcdrm: 8th: ACCOUNT(S) B 22 Y8: Lot 5gft:20,473 --------------- 81dgSFr Parcel :R1268684 --- •-- MctzeSQaa / Washington Ac: .33 (4R)--------------------:Millar Ted L RetBsr# - ----• Site ;21685 5W Trustee :04/28/9 00102 Mail Pacific Hwy Tigard 97223 Xfered :04/28/95 :3030 SW Moody Ave 4200 Portland Price :$800,000 Use :2012 Com,I Or 97201 Land Ce�1O1s :Traet:306.pOroved :$282,680 Telephone:ns Block:1 Imp Thome 98-99 Tnxe° :S3,064.02 Subdiv Brva:655 G3 Legal :ACRES .69, SEE Al ACCOUNT(S) Hedrm: 8th: YB; # 23 •- ---Y Lot 9gft:20,473 Parcel ------ 81dgSF: O�+ri 23 =-2032331 Metrofaan / Washington Mt)--------------------Ac: -69 :Park Nick s Ref Par# + Site ;Pa Site :15136CD 01400 Hail a Address• Xr1red :11/22/95 :11654 SW Pacific Hwy #5 Tigard Or 97223 L=ice :S640, 000 Use :2012 Cam , Improved. ZRtgroved Land , Telephone: Block: Iaig :53,990 2Cyhone. 98-99 Taxes Subdiv Thomas Bros: :555.$4 Legal :IMPROVEMENT ONLY, BILLBOARD PERMIT Bedrm: # 21 +--8th: YB: Lot Sgft: Parcel ----- ---- --. B1dgSF: owner :Tigard City Metrosean / Washington (cat)----------------Ac:__. ity Op eePar0 :19136/9 02004:13125ite Address* )(fared :09/16/93 Use Hall Blvd Tigard Or 97223 Land :9152 GOV,City Land Census :Tract: :577,990 2elephono:503- Block: IMP . Subdiv 526-526 Thomas 98-99 taxes Bros: Legal :ACRES .31, NON-ASSESSABLE Bth: A55ESSA8LE YB: Lot Sgft:13 .503 gldgBF: The 711Formsr Ac: .31 yen Provided Is Gcemod Milisbl., atm Ia loot GulranteFd. , 12/22(98 14:22 DENNEY ^EAL ESTATE 4 12062954371 N0.046 D08 FROM rFIRST RMERICAN TITLE 603 790 7872 __ 9. 12-22 11x66 Q903 P.Oe/rag Parcel # r :waremart Inc 25 :R2095943 _--- kiettv9een / paean (ORl--------------------4 RefPar# :1S136CD 09300 Site :'No site Address* Xfored Mail :3336 E 32nd st Price Uaa :333 E 32nd s #217 TLlaa Ok 74135 Census mmercial Lend :$634,290 :T=act: Block; Zex Telephone: 98-99 Taxes subdiv Thomas Bros, :$7,727.90 Legal :PARTITION PLAT 1995-0 Bedrm: Bth: Y8, 13, LOT PT 2, # dr Lot Sgft:253,766 ---- Metsysoaa 81dg5F: Parcel :R2050034 Ac:3.53 Owner / rlas ore (OR)-- ----------• :Mcgrath SCe�nley R Et RefPar# :IS136CD 00100 Site :'No Site Address* Xfezed :09/18/97 #7 Price :S5,273,000 mail :806 SW Broadway 00 Portland Or 87205 Census .Unproved ILand Use :2012 Com :Tract; :4382,7$0 Telephone: Block: 98-99 T a Sbdiv Thorne. Bros: axes :$5,373.86 Legal :LMPROVEMENT ONLY 9edrm: 8th: # 27 +---------------YB: Lot Sgtt:20,473 B1dgSF: Parcel :R2050035 --- MettvsoaA / i+ashiagren (Qft) Ae: .97 owner :Mcgrath Stanley R Et Al RefPar# :04/2819 00101 + Site :`No Site Address` Rfered : 04/28/95 Mail : 806 SW Broadway Price Use :2012 W Broaprovra#7p0 Portland or 97205 Land Census :Tract: Imp :5193,670 Block: 98-99 Taxes Telephone: Subdiv Thomas Bros: 52. 726.23 Legal :rMWROVEMENT ONLY Bedrm: Bth: # 28 •_____ YB: Lot Sqft: Parcel --------` ffiettv9asa / V 91dgSg: AC. Owner :R2050036 (OR)-------------_-----. :Mcgrath Stanley R Et Al RefPar# :1513609 00102 Sit :"No Site Addraeer* Price :04/�n/95 Mail :806 3W Broadway 74 Price Use :2012 Com,I y # 0 Portland Or 97205 Census Mpraved Lend , :Tract: Block: 1}°P :$232, 410 Telephone!: 98-99 3ubdiv Thomas Bros: Taxes rS3,271.64 Legal :IMPROVEMENT ONLY 3edrm: 8th: # 2s - YB: Lot Sgft: eldgse: Ac: 'areal :R2 D50037 ----- JatrpBQait / Yyzi4toII NOV ■__ owner :myera Mary Jensine RefPar# Site :940 Site Address' Et Xtered :04/18/9 00200 Mail :806 SW : 04/18/97 Mai Broadway #700 Portland Or g Price :$5,273,000 :2012 Com,Imp roved 7205 Land census :Tract: Telephone: Block: :S836,300 iubdiv Thomas Bros: 98-99 Taxes ;S10, 923.50 Legal :IMPROVEMENT ONLY frearie►: Bth: YB: Lot Sgft:20,473 Parcel -------- - ld� B1dgSF: :82050038 tso6ea+a Site :Myers Mary Jen9lne Et Al RefPar# :04/18/9 00300 Iii/ :806 SW ite Address* Xrered : 04/18/97 )se :20 Broadway #700 Portland Or 972x5 Price :S5,273,000 12 Com,Improved Land ',insus :Tract: ' lephone: Block: Imp :$1,197,000 : ,.radio Thomas Brea: 99-99 Taxes :915,639.81 1Ygal :IMPROVEMENT ONLY bedrm: Bth: Y8: Lot Sgft:20,473 Sldg$g; n Ac: . 4 7 The jArorma r 10 Provided Is Dewed Reliable, But ry No Guaranteed. . 12/22/98 14:22 DENNE" -7AL ESTATE 4 12062854371 N0.046 D09 1-J6.12-22 llyss uwo3 P,09/es &ROH :F1R5T gMERicAN TITLE 603 790 7872 Parcel :A2050039___________ aiCesn6c� / Washington F&EC. :M ers R (QR)0000-- ------------t Y Mary Jeasille Et RefPed : 15136C9 01300 Site :'NO Site Address Xtered :04/18/97 Mail :806 SOP Broadway. 0700 Portland 0 Price Use :2012 Com, Imyroved r 97205 :$5,273,000 Census Land Tract: Block: 10 Telephone: r�P :540,9 Subdi v Thomaa Bros: 99-99 Taxes :5539.27 Legal :IMPROV MENT ONLY Bedrm: Bth: YB: Lot Sgft:20, 473 e1dgSF: Ac: .47 ■ The Intorai.)t).,,, Ptevided 14 Downed Reliable, Jut I: loot Gu.ron[et,d, • 1 1 • r- 701 Dexter Avenue North #301,Seattle,Washington 98109-0891 Tel: (206)285-4300/Fax: (206)285-4371 ® E-mail: olympic®oac-intl.com O L Y M P I C ASSOCIATES C O M P A N Y March 15, 1999 Mark Roberts RE: Magnolia Hifi Retail Store Dear Mark, This letter is to confirm that a neighborhood meeting regarding the proposed development of a Magnolia Hi Fi retail store at the corner of Hwy 99 and Dartmouth Ave. was held on January 27'" at 7:00 pm at the Senior Center Facility in Tigard OR In attendance were Larry Cross of Olympic Associates Co., the project architects, and one adjacent property owner, Azam A. Qayum, of Cascade Capitol Management. Larry waited until 8:15 and was just ready to leave when Mr. Azam arrived. He only wanted to know about the project timing and Larry showed him copies of the plans. He had no issues with the project, and was encouraged that something was being developed on this lot as his adjacent lot has no access from Hwy 99. We discussed the situation with development of Atlanta St. and the process involved in this and how that might eventually provide access to his property. He has Larry's number if there are further questions. The meeting adjourned at 8:30. It should also be noted that the location of the meeting was changed at the last minute by the City Of Tigard, who said they posted the new location at the original one. There was no staff at the Senior center who had been advised of this,no room or area was provided for the meeting, and if there had not been a class going on at the time there would have been no way to facilitate such a meeting. Very truly yours, OLYM7 ASSOCIATES COMPANY arry K. CEv; Vice Presi a - t LKC:cw Enclosures C O !_ trice 2) 2) 98206 • p 1PIVED JAN 1 1 1999 January 07, 1999 opiftwoutATEs co. CITY OF TIGARD OREGON Larry Cross 701 Dexter Ave N. #301 Seattle, WA 98109 RE: Reservation for the - Water Dept Auditorium Dear Larry Cross Your application has been reviewed for use of a meeting room at the Tigard Water District. The address of the building is 8777 SW Bumham Street. The following has been reserved as per your application: Room Reserved: Water Dept Auditorium Event Date: January 27, 1999 Event Time: 7:00 p.m. To 9:00 p.m. The application for room use has been approved based on the following conditions: The room must be returned to its original configuration and left in an orderly fashion. (The City does not furnish cleaning supplies, mops, brooms or vacuum cleaners, therefore, you will need to bring your own. The City supplies minimal trash receptacles, as a result any excess trash will also need to be taken with you.) a The overall noise level must not disturb the City Business or any other meetings that might be in progress. J The City retains the right to cancel or relocate a function. You may pick up the key no earlier then 15 minutes prior to your event start time at the Tigard Police Department Records window in City Hall. The key must be returned no later than the event end time noted above. On behalf of the City, I hope you will enjoy using our facility. If you have any questions regarding this matte , please contact me at 639-4171 x313. Sincerely, 4fr1a./id / Amanda Anderson Room Reservation Coordinator 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 December 31,1998 Timothy&Jennifer Reed 7775 S.W.Pfaff le Street Tigard,OR 97223 Re: Magnolia Hi-Fi Dear Interested Party: Olympic Associates Company is representing the owner of the property located at the southeast corner of S.W.Dartmouth and S.W.Pacific Highway. We are considering proposing a Magnolia Hi-Fi at this location. 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: Wednesday January 27, 1999 at the Richard M.Brown Auditorium in the Water District Building 8777 S.W.Burnham Tigard,OR 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(206)285- 4300 if you have any questions. Sincerely, Larry Cross Project Architect (SIGNS ARE AVAILABLE FOR P' IASE AT THE DEVELOPMENT SERVICES ENTER AT THE PRICE OF$2.00 EACH.) NOTICE Developer to hold NEIGHBORHOOD MEETING concerning proposed development of this property. Meeting Date Time Location Wed Jan . 27, 11L9 700 `j °Pr+i 12 ►chare! N1 . Brown PROPOSED PROJECT: (Or )s r J-i( 1 O-r a new Mc n; a H R 5+-orc, For More Information Contact: Developer Name: 0I (.3 nil p►c, Associates Con'1py Address: -701 De Kfe r- Ave N 4-0 - SPU 1-He cf 8(Cc/ Telephone: 20(9 . 2 e; - 9 3 oo • 701 Dexter Avenue North #301,Seattle,Washington 98109-0891 Tel: (206)285-4300/fax: (206)285-4371 ♦ E-mail: olympic©aac-intl.com O L Y M P I C FAA i ASSOCIATES COMPANY Magnolia Hi-Fi & Video Tigard, Oregon IMPACT STATEMENT: Drainage The existing site is substantially covered with impervious surfacing of asphalt concrete, building and hard surfaced graveled areas. The proposed impervious area will substantially match the amount of existing impervious area, therefor the net change will be negligible. Water System There is two existing structure on the site, a sit down restaurant and drive-thru fast food restaurant. Both businesses are now closed. Currently a paint ball supply shop is operating in the closed drive-thru restaurant building. The proposed business is a low water usage business. The amount of water usage for the Magnolia Hi-Fi will be substantially less than the previous two businesses combined. Sewer System As outlined above in the water narrative, the amount of sewer will be substantially reduced as well due to the lower water usage for the new Magnolia H-Fi. r �6 �.•� I -- imt i .�-� O L Y M P I C -�, � ASSOCIATES eme, t * M COMPANY oroont St. No ki_ MAGNOU • L71 II TIIIII II\= PACIFIC HIGHWAY N ` I III TIGARD, OR =III IrIIIIIII191T___. laic► \\\\ i I� '%' Rondy F.Hort,Architect I- -/ , ��� �4 20213 21s1 PI.Nw. ./.., Mt' �. Seattle,NA 98177 ww �� AA� MIII ■ 1 S pm,w.Aectslectural smkes la Orynpk Associates Company an IM ! above aIE,. project e // /4U � �/ 1111111 _ j1// / __ a SITE PLAN • ORAPAC SCALE O E 20 90 AO SO M 4 21/x` 2e.O- SCHEDULE TO DRAWINGS: I I PROJECT INFORMATION: NDCDOe, IT UPC ATISARDFINiOPAL cope PAPoGNGCALCULATION5 42.1 Yet FLOOR FLAN 1 SITE PLAN,VICINITY MAP t PROJECT INFORMATION SITE PLAN SUILD IONNa, C-0 A1 OCOIPMICT MOAN 11.62-u USE And •o STALLS A21 BASEMENT PLAN LOT AREA 261113 p/t CFNCE AREA 100 pit A000•71 •E STALLS A3.1 ELEVATIONS PRoPobED MELONS MIS• 3760 p A AUTO!TALL AIEA IFAC q A000•20 •9 STALLS EJP 66.FL N EIASPENT A.0 SJ91 661E ON DRREO LEVEL YAIENOIRE AREA 11Oe p'ti A000•! •I STALL RETAIL AREA 1,14S plL A000•Sl •71 STALLS TOTAL!TALL!REWIRED •TA STALLS ACTUAL*TALL*PROVIDED •„STALLS MAX RIPERVIQIS&SPACE, SD%•29,AN p.fl ACTUAL rPERVICL6 SURFACE, 24100 pn Waal e 76 STALL*N PAACJ7 LOT I / �. I STALL TRJO(LOADNO.•AA(V. Q .ew1 a es l�� / LAIMACJEL.CALCILALCN6 7 WALLS N AUTO!TALL AREA i ..• w PNLAADIC.MW REOUIRT_D, DS•6,411 pit )' it ACTUAL LMiDSCAPIN PROvtDID, 300 pIL 31 STALLS TOTAL i I ' ` e Ti T STREET FRCNTApE6 312'.13. + i rr r� MN PPM eULOSav STREET FRONTAGE,IM••A• � -RTE ACTUAL OUILOND ATTTT FROlTAaE, 71S.-r PAI@CING STALL REDUCTION DUE TO CUE ATOP CEASED C61 IEDUCTICN FACTOR OF 2011 4N. y r I ! r TOTAL STALLS REOUIRD•36 STALLS a 201•1 STALLS d•` - R 6wAVL e � F MN 901.EUILOSIS L!NSTN N SLAWS,ISO'N L!NSTN TOTAL STALLS REQUIRED•K*TALCS•1 STALLS•71*TALUS i `, r6•066 e 1 ACTUAL RUILOltl L!NStu N GLA2NG, E9'-E•N LE2tlru ACTUAL STALLS PRDVOED•H STALLS>21 STALLS • a • ?\j, •C o o T Il 1 a H I• NORTN REST[LlvATiON.SAS 661E/FS\•Ol pftQ SRSNASE ALLOYED a.�•��•, .}� ACTUAL AREA a SAIAC e W T TU LLEer!L!YATIOI•w•gfi 1 W•3�.Im V.�•SLI •7:�wi.,'� SOUTH TEST ELEVATION•1'llpn I[6>t•M WR P SRSNAS!ALLOYED i,1•• __ UM ACTUAL AMA Q SNAGS Ol SOJTH MST ELEVATIO/•DO pIL r PAWN EAST ELEVATC 1•2.961 pri./S!•LW pTL OF*IGNAD!ALLOYED o IM— ACTUAL AREA O SNAG!O6 NCRM1I EAST ELEVATKN•00 pIL VICINITY MAP ..� —�&T of raloPP-PPM MI Pane .11r Pm . • -- eV. S.W. DARTM OUTH ST , atd 184Y.4 1/11. CONCRETE S/W y AND re•e• 45•-e •_ 4 1/61 T 111'-Jr 2P-r• l a••r i. _.�—=r, ,111111 HANDICAP RAMP O L Y M P I C � WA°K ASSOCIATES ��— 1'PLANT STRI- �` 1 CRQ55 C O M P A N Y bJ. — - - a� ---f 1 w •IrjrT11 ,8 L- .'(', Randy f.Hat,Architect _ i- - Seattle,NA 913177 . ~ 0 !`+''1� Oy�rgic aM9ioclatn Company on the Q• --.1 1 ) ^ y °bore referenced project n HOME THEATER III I 1 \ )) _ I . k tai ,_ , . • , , , __< r _ -- 4 `l j 11 HOME THEATER II EATER I C C G C • C G G 11 } I il n 10 9 8 1 6 5 4 3 2 1 ipir giA-k) 1 n 1st FLOOR PLAN �>r�t _ 2/3'.10 5/4 IV-1 U4 n-r _� 24'.0'• -� a-s• 11'.1/4. lw-e w• `�1 re••2• ri'-r v11• I _ Ire-41/11• 1 .leill2111.. 1 1 23 22 21 20 19 18 IT 16 15 14 I3 12 1 1 1 G G G G G G G L_ 1 1 PROPOSED NEW BUS STOP SHELTER •c 0 • f e I ° N 1• let FLOOR PLAN :-.•• d...4 91Z0a !GALL N'.�•..• .(914 .. ro S.W. D ARTM OUTH ST. rd OLYMPIC �, +s'-b• ASSOCIATES u'•3• 2P•11• 1V-1" C O M PAN Y ■/ 1f --- - - _ S Maa � „�W,�PLANT STRIP 11111111111 - — — HI-FI & VIDE.. �.f _ _ ' — NEW b'SIDEWAL= — _ ----•,-1,"`,.. / — I ' / • LOADMG • PACIFIC HIGHWAY 14122C1/ TRUCJC LOADI 25 SQFT. TIOARD, OR / 36 E ' 3® COVERED _. I LOADING DOCK I Meng r.1Nr1,MNt.0 / Milli 20213 21,1 R.M.R. / / 29 __ sear,1w 3e177 / 35 , r pmldeg heAtMurel minim let Otenpie 28 Wow p0 en IM n / 7, '` _' 3,101 sc(.ft. / / / r - 76 3s 3frBB WAREHr7lao __ /WTO INSTALL IjlS SOFT. —��— / 32 1,045 SOFT. •/ 25 C C C C \ II ID 9 6 I% \\----..,,,, \74 31 BASEMENT PLAN NMI / / 23*-P � / / r 46 `• _tea_immalasuip. • / ©, — 23 77 r .... r BASEMENT PLAN .......21 — SCALE.l r.r.r �r Cr-,1g o-g • .....e. rw.., Mlel • .. .. , . rirf ......„ i. 4■111/ ' 611:111 1111 ice::=� OLYMPIC — ASSOCIAT ES -_- d '- ■�-_ _—'=■ =- -=-- __— 9 COMPANY 110,1•...,, PAWED O. WNW/' 1111 MAGNOL >•�.•N .TANDCaclere 1 HI-FI & VIDE., PP.EL NT SOUTH WEST ELEVATION I Fr.EL 70.E r SCALE,u.'•1.-0. PACIFIC HIGHWAY TIGARD, OR i . .yucco , Randy F.Hal,Arrh7ecl _,t 70717 71st R.N.M. _ Oy etCa' --_11_,11 �• Seattle,MA 98177 ����111■il` '',1 r/ " i \ -�1111 .��'-_ 6 7:41".1 Is providing ArLA7eclural services to _:�;��i` I'' �, _�_�� �'V��\ Oynp:e AsoeMn 00W/0 y an INe —- - _ ._ CD{D oaovs refasnad project __----------- :— -dpi..i...� � --- - = --- :EN S 11�Iblinlir■--- is raalr.n.1lLiY- -:- �RJr∎ •• Ifs IE �/. .•[ Ell =`s r.,.�> : • • • '. • • • IliA ®I I_—II la � . 1111 • . 1110•4•00 _I W/1- • t • PANTED OW 111'0eY 1 .LAND COCIIET[ L P°'a";11�. ' NORTH EAST ELEVATION ■ F. aCAL[ IT••PO' ELEVATIONS —PIETA. MC. av LOOK —META. _ J --. .' '•-- ---- ROW I I 1 I 1 1 I I _N i I� /n\ 's 's - _ —1 R A r=liria�> 1 r. ., § - I { — - 11f 19 aNt�. - —1 .: ----- ------------ !lam I�1■� :���T�st. ler ROCre I f f � I mow■ I� `� Pr[L ne.• L ? t ' ti. ' _J W. •DO NR WANTED OR `�. '1 1111 r .TAND CONCRTE ' ' C a P T R I C V r• • ? ���.J: NORTH WEST ELEVATION �' . 171 k .CALL•V.'.1•-0• �sµP:eDDCCNCAteT[ SOUTH EAST ELEVATION t�s��V O WALE,N'•1'•C POW—� s.Mr.. rr .. .. . . .________----------' rop ivrmad -i ___ _ _ ____ _---- —_J .�---�- OLYMPIC i , , ASSOCIATES �r t COMPANY O.DJIR M ST. mr16+n • I ll�l ��I�'' VIII , HI-FI i VIDEO IA • I' PACIFIC HIGHWAY l r711wiiii N I , I� 1 TIGARD, OR 11 R I. .�. . • . . . s � %/ 1 Randy F.Nat NcNlect - •�^ '.+�M 70217 71st A.N.*. fie%/, iv., Seattle.WA 91177 6.w •� ,� ■ ,•` 1 proridioq Architectural, . to / Ell _ 11 Olympic ApaiatE Company on IM ■ w aeons rewarmed prefect •�, SITE PLAN °"""`SCALE e b 7e )e .e I I 6VLE•r•7e'-e• • r.7e-e- PROJECT INFORMATION: SITE PLAN MELONS COOS, 11 LeO N TCARD Pilvo SAL coos PARKING CALCULATION@ ZONING, 0.6 OCOYANCT 601010, M-N•U MO And •Or STALLS LOT AMA, 71911 Wn ORCE AREA 6Re 54711. /0000 a 7.1 •1 STALLS 660.406!0 SOLOING SIZE, M]ie yIL AUTO KAT ALL AREA 044.gt ARM a 7I •1 STALLS ))el Ns,M 066 0NT A613 ERR sq TL OR GROUND LEAS. WTALOESE AREA aM pit ARM*A 3 •I STALL RETAIL AREA 1,165 pn /0606•31 •21 STALLS TOTAL STALLS RSOUED •36 STALLS 4600 0 //// MAX 5 55,,x16 NIIi ACE• - tl.1•26.40 4q rc ACTUAL STALLS/BONDED •se STALLS r ACTUAL r^SER ICES OnsACE Tw 24A64 pJT. *aw ST / ry n 36 STALLS 11 N LOAD LOT �� / _k_10._ fflLOIAIILMIJIRA• I STALL TIUOa LO/ONGT.MON' - STALLS N AUTO r7STALL AREA 1 ! C MNL ANOKA%)gi0111RED. 01•4.611•qn. _ a i ACTUAL LYOSCMIN 660540!0• WWI, *RR- 11 STALLS TOTAL C -1TE 7 C —cam�— STEET PINONTAM1/T )17'-0• b.6.._ y , , r"1i° �� •rte MN M.fIa.ON6/STREET NRONTA66,06,4. " now t!la >ACTUAL SOILONO/VEST NROTITASE• 7W.I• PAIeCING STALL RED47OTINTI Olg'TO dl6 STOP 1 l ; raNN.•n 1 fSASEO C 4 REDUCTION SAVOR Or SW TOTAL STALLS KOIIRED•K STALLS a let•1 STALLS • TOTAL STALLS REOnRED•)•STALLS•1 STALLS•21 STALLS - AC Set OWL LENGTH N 6LAING,TEE'N LENSTI4 �� AOTUAL OWL DNG LETGTw N OLA7NG, 6)'•)•N LENTH ACTUAL STALLS NRONOE0•)5 STALLS>71 STALLS lll�k .."- TIORTH WEST ELEVATION S •MS pit/01•31 NIA.O'SIONA65 ALLOYED ��M , •C¢�O'�,S T RBI ±a• N�T1•• ACTUAL AREA CN WAGE ON NORTH REST ELEVATION•60 54111. wz•"F •�.FF•Bai`3.T 5ORw LEST ELEVATION•53S.g7L/61• AS NT/L.Ce 53054660E ALLOIEO NaeTw =K.,. n. ACTUAL AREAQ6 5440E ON ec.03 RE5T ELEVATION•171.en. VICINITY MAP �� NORTH EAST ELEVATION•76661.q/L/IS%•))6 NSR Cl SMNA6!ALLOYED Y ■ �11 - ACTUAL AREA O 1004!ON TOWN EAST ELEVATION•SO N{A rr�r..le...•• A-11.11 S 4A,•010ve ,.rI,T IN IN N 4 411yy• DART4°U1" ST. F CONCRETE 5/M' AND - 16'-!, M . —_- HANDICAP RAMP MIIIIIIIIIIIIIIIIIIIIIIIII— Pt r - - CRp55 WALK I .- e 11, ir CI CI -11.11.11- _________----■---- ---011:e A iii'''') --------11-- It. 11•11•••••---._ MUM LOADlG A;Se LA ■•il 2/j4f; " ' i• o `u C c c c C c ■ : ,A f— ---- -- � ~!�L • Ili b 77 71 x n m n w B H u o �'!��Ar we BUS STOP, I. SITE PLAN .0 NO GRAPN1C SCALE SCALE : I" • 40' 0 20 40 60 80 100 120 PROJECT INFORMATION; DUILONG COOS, fl'UDC•TIGARD 11NICIPAL CODE ZONNG, C-G OCC•ANCY COMM M•16•63 1 1I - �"}'�{0 1-0 11 RE LOT AA• 7411111 qIt PROPOSED BUILDING SIZE, 11240 Wt. 3101.qA.N BAA ENT AND 111ei•qIt ON GROND LEvEL PASK_N a CALCIULATICN5 LAM 56LS •OF STALLS MAX MPERVIpUS SURFACE, 651•7Sn61 NIA. OFFE AREA f50•.1A. A000•7.1 •3 STALLS ACTUAL rmERN SURFACE.ARS SACE. 74DS6 NIA. AUTO INSTALL AREA I4)454yA. P000•70 •3 STALLS WAREHOUSE AREA Ip00 pit A000•S •I STALL RETAIL AREA 1145 WI A000•3.1 •71 STALLS LA_ 4/TE C.L�ATIC241. TOTAL STALLS REQUIRED •34 STALLS MN.LANDSCAPING REQUIRED, B%•44,1 q.R ACTUAL LANDSGAPRJC PROVIDED, Sp10 p.Tl ACTUAL STALLS PROVIDED •',STALLS STREET FRONTA(FEU 3171•5• »STALLS N PARKING LOT MN SOIL BUILDING/STREET FRONTAGE, I•6'•4• I STALL TRUCK LOADNG?AIKAG ACTUAL BUILDNG/STEET FRONTAGE, 714.•-1• 3 STALLS N AUTO INSTALL AREA 3S STALLS TOTAL GALLNCLEALCULAIICNIS MN SO%DUILDNG LETGIH IN&LAZNG, 1041 N LENGTH ACTUAL NUILDNG LENGTH N GLAZING, I131-3•N LENGTH PARCING STALL REDUCTION DUE TO 0115 STOP 565•45E,CALGULATIO15. !BASED ON REDUCTION FACTOR OP TORO NORTH UEDT ELEVATION•OAS NO./IS%•171 ph.OP SGNAGE ALLOWED TOTAL STALLS REQURED•36 STALLS•704.•1 STALLS ACTUAL AREA OP 61NAGE ON NORTH WEST ELEVATION•SO F•./L TOTAL STALLS REQUIRED•36 STALLS-1 STALLS•7S STALLS 6O014 VEST ELEVATION•fSlgfl/5%•144 NIA Cf eICNAGE ALLOWED ACTUAL STALLS FRONDED•M STALLS>711 STALLS ACTUAL AREA CP SNAG!ON SC UTH HEST ELEVATION•170•q.TL NORTH EAST ELEVATION•TADS*WI./5%•334 gA.OF NONAGE ALLQIED ACTUAL AREA OP SNAG!ON NORTH EAST ELEVATION•SO NIA. • ••• • ::5 ••:•;•, : ...:•: ■:•;• -. t ...• . ■--..--... %., ,- ____________,-<-4; ,, - i . - , , ...• . \ ...- ...• 40 . .. ; .,,.- RI .....,,,,-i • ,',! y.....\=1:,.....„.,......•, .„ -,,,. , iftrIlir) V:-..ff" - .. 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Y •I. • 6•. d Iv 1 nn0 a NW 0•natal e a NN Saw mu I I w 0 I.p...rotary [7. •, vee Ulan r.oe..1 'n 906 see new a..epen•nle chased anal. daneo Paw..re.fee a P1u0s rN a mn.ndn.m91n•wan l0 3 I es the awn•..el the aamam.a 4100. vv. 6 Con1•scle NW wraf,•� d+.clron of v. _ [.5DnC uaL.l.[S I.raOl..(5 s3. a water.son 41•.41•a cawA runs•aO haw.wq eon+stem`0onaf�. °Nana eat, r 16 a.la. a e.1.dl./a°i Ina„+.I i e enea15 e. •nor era,...node natty ecane ee due....d ee 7.111.and•••a.le. m a nennrer,^.nine<.N Al aan..an.u.etc• one<°atanal... pwu own......pas.a ..r SHEET 4 eMweonO.I .,a�. Y C.a..s• .e°a S Irma ,Taal at rat...lap vfe.I.n p w le uonal.ua.on awns .108 NU.8CR 2126.100.0 ■ I • . .�it: • Y • .. e op vur sms ,,,,I,-.rH.n SECTION n-A - x.ra,.., .4, 0:x00 rAPO,.rc 0.•1 • -- ' .�.• wrrtR — � 7 r f, —� �Ij' . ! �� •/1•• us x0nsrrt \!'S` -_ SECTION B-B - «x .1 - <a)nACrw,I =�pwT cr.1 r p«r, . �.ra,R ocP•ESU0 w•e rn 0 Ho-aP•A«P a A I A SUMS I - Il 8 1 KKK. TYPE •C• CURB I Mull MOS(M) � ��, % 3°9° (PRIMATE) s �` LA�I, � 1,E...CAP.RI,C 300 L ,.-o- ( AU- r I. «.(,M, a'-0• •CC[S•ELE coax ACCFSSIQIF PARKING SPACF NUM I.ONE ACCESSIBLE MP!.vet«OS,K 3E•00 EITHER.24A-ACC[S,HI['.Or[OKER SPACE f °�i r rww0 .. Me. :•x 9E[Sl pOrt•'vw-ACC(f•elC'0•MADAM, .0 vevf«r .s 0„v• ME 0000 tIQIIS: «.a•«r , ACC. I.ALL CPIC•E0*NAL K 3000.••28 D•ri r 1a 0000 r.v00/100 S•B0.0 SPACE MAL H,K w.00100)µ « «r r0>5000.0 ,.700•00,E 3"001 10 HAVE A w«w.x COS4 ']AL 103000rµSIGH 00 10510-ID)Hwxrzo Y100 00[ J ' TTPE•C cum a HESS 0 e•CLASS 3300 MOWED ACC CONEYIAT APPROACH ummA•0 PY•NC VKE.Y,xW 3100(0.10_.) DOUBLE ACCESSIBLE / .N4ATE vw-A C�sTMRE SP.tt cw e[OSED Sr Au PAR NG SPACE [VA Intl l VEHICLE onr ST:Cr C•r•, / . 2 ,_SECw!xc I"-r V],D ..s•: En rr SPACE w CRO •dE ALA MO n PMAPC *EPIC*r IMO - 3'• . �,^ f^'r•Bt1B0 ACCESS AMC - K.1......14310 t S� • . EP` 3 ar a I. 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H . 0 r•,KK x[w RINK Is IN fwt 00051 00•s OEDDe� L t.Curt[,.•1r•s•CO'O.CON w•OC•RO ROC•01. 01 USN am. e'-o• Yi• 1•-0• , ,O• pew' Nnt• OKKot FA.•C.oS nK E«0E0.Co,SHALL AM PPE ZONE t.0a.AmcnOr x0 REPLACE..0"110 0/: WINCH&TILE) .,wAr P•<aMf••M1 rO,p s if 01A STOMA UANIOLE t D'-D- J'-o' 0'-NV -I' 1•Ne• IEn>' 1ETAMG WALy -Mrn. frtf;'UK O D••�I. r yr. i1•yM n-p M 1,'f- r«ux —1"':1 )•-p'Y-0 1-11•_�0r �' L, C ,o A AAA u .r m. .rx 04,1x IA•11 SNCE1 i 0v0v.c Con.'Mr0.rnsr,rc rA�KOe DLO ("1 xrnw ' in •■ O t o 0_r - J As r.Mrrxx MA to,DDO AS Hr armor nnx •'a••n,->«•.•1.. e'_r ii +•�� r0«u•J In AD 03 _._-. MO Ox«•crw l0an••x•rn w.A••n•.0w•.w, • H.s.l..Ix WOO «0«b1vo0M x. r Ix •'10060 .••m1 «na',ru. ••11.00500 n7•-o• l'-D"0'—I. 0't NrFY INI+s' uf'C-w •i `leOpp 4 00 4 • XS ROUSER 2.26.000.0 • r 1 . 7_.• y‘.4„,,-4. '`� / d A/ / a E 9. •'`\ %• .' ~tail�l`1,-\¢-1 N• frk ) i'..,.,\\;;,,- -- --:;,:. .., .0.--- . , __ \ ';,4 4°. ,p •r` .1=lit Ev ^ oeciou0r ilk y� /� • t .h ♦ .t\rQ` \'.�iu iF i��,"a/'•� :! ..gm..rr.r......a....ar..:.:: ...... .sF`. t •\�J �.V. `$ 1 nweennir�\ .S,ow, w, ..: I : •S\ . 1 vac.... .,...w.w. .t.,, �/. , \ i,I �..«w..i..w w•.«..i�x.:•uiir.i:«....w...w. .... J E • 14 : li•S: .\. '.. '. 41, *-----:-...-- ...,,7'...;.-\ k, .\,,,\ , ,,,,,:\ .1.- ..„,_. \.\,',,v,...:„.,..• toe_ri., ,.../„.....04‘,.r..‘„... ..... ;--....,7720... 54. —........ __.. .,. ' e `�� ,.-t .J-•pt L� •mow»..., ' � ` ',i t, o A . i.: t' '� A 1-14-wauATiou..r rsn "V:1:..:.....7:"'"„ y \ !*- ' '\ � \ \ ��•1 *713;\ii;ile .„ A ..,..,...,.....,,...J r • q Q `\`J. \I'-":',\ ` r ;�I i I•� I • ~sw.M'L•.a. l.�.a'�' 1 a ...r.. ...«S.i,�«. ..r—�.w:.r.. •r-o... ..- ..,r...� w ... .err° . i - - •�� — _.. -`'� F , ' may ' _ `11(71.1.`0232A:�- �N. �._ �r:.A„• _r.'o� r:M=4"........ ..... s........1.....«.. �...ru- Nu C,7005) . R .rp�.,.,,�_� __..L-_ rngYnrn E w(r )••975i ,\ •A ..rte '”—� --' r... ..w•-w-•i•:.-.........«. K 0uJ te•.A•,9e.9e' ,-11.---'..-* A'TLANT --�� — , ...7.:.::::1:::•::: E RC0 s-OUE, I), \\ ISS u aC 'F� ST. 1�:- 1� .« ..... .-r....,r. ..... ....„ I'\` \ \� �i dry. -7.:1=7.......17...l.: !:._- ..n..w,,...,....w...r.�r.... ,,. ..r....... .•.:.. :i..: « 4 �\ \■ 1 ��RUr. fC — 1�. i \5 55 , \'' I LANDSCAPE PLAN 55 ,� \�� Ras EL 702.7!' --- < ,E'.18-H; 96.03 - =''•�• V K W'(8%0■95•05' _ ,1.i(e�-1',..Er: M1Mr:- _ •.t 4 `� ` 1 SHEET • �, !?_, C 10d EL 196 5/. ) ■ l �yp1 Of E w(\2'�o).q)6.. JOB NUMBER C8 009 EL 195.73'` tRJT j.2•,5)152.0' E t10'.[)197.9' �1 .' �\ 1 - / .:' PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q Com n e a apment Shaping A Better Community l5 � CI) PUBLIC FACILITIES Izco 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: ( ( 9 V to 7 feet from centerline. ( - C C T ( ✓j D-rM H ST• to 17 feet from centerline. (17-4 51136:) ( b -1)-40-7P l {,N to ,_'„`tai feet from centerline ( � SvJ A'tJ TA ''1. to ° feet from centerline. STDS C .c. Raomi @ A-rvziwfG+ t -G. A I 5 MA,r4 Oh)eiN Street improvements: street improvements will be necessary along bcSZ.Tu .Trrk to include: k(c. E 3- feet of pavement F,(2 4„.1.A -Co lYConcrete curb [storm sewers and other underground utilities EV ( -foot concrete sidewalk treet trees Rtreet signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Eaolneerleg Department Section i( (✓f' stree provements will be necessary alor, Sy,/ A T ZA 5r to include: [g/ 22 feet of pavement Fee) .A 4_ - > El/concrete curb storm sewers and other underground utilities (217 Ce -foot concrete sidewalk Qrstreet trees 'street signs, traffic control devices, streetlights and a two-year streetlight fee. (`-/( t Iz street improvements be necessary along �`l ( put to include: ❑ feet of pavement ❑ concrete curb opt ❑ storm sewers and other underground utilities GP"`" ❑ -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�atl overhead utility lines adjacent to a development to be placed undergrou d'or, at the electidn of the developer, a e in-lieu of undergrounding can be paid. T • requirement is valid even if the utility lines ar on the opposite side of the street from site. If the fee in-lieu is prop1osed, it is equal to $ 27. 0 per lineal foot of street frontage at contains the overhead lines. There ar existing overhead utilit Ines which run adjacent to this site along S . Prior to , the applicant shall either place these utilities underground, o the fee in-lieu described above. CITY OF T16ARD Pre-Application Conference Notes Page 2 of 6 FA9feserlog Ieuertmeat Section • In some cases, where stree iprovements or other necessary pp improvements are not currently practical, the improvements may be deferred. In such cases, a _Jndition 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) 1 inch line which is located 4-1, . The proposed development must be connected to a public sanitary sewer. ft is the developer's responsibility to c�x�-� ����r►t `'> f?-3 2- Water Supply: r The T W V, Ct.5 `T - Phone:(503) ? ".. 1 provides public water service in the area of this 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. 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. Sv btu iT score -\ . 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 OFT1GARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section to pay a fee in-lieu of cons ting an on-site facility provided s . is criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be _.rered. 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. (N--) Payment of the fee in-lieu. ( Moc srr ItiPep.4+ws sk.2-Fa.,e) 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. Gr E_ t---I A-SS>✓SS,a.Ct rC ° TP -R<— s( iere,u:J1KID 'To (–Ty ,AL 6- @ -1-(A46 CAnlU u16- A ,A-r(9,1, I 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 OFTIGARD Pre-Anplication Conference Notes Page 4 of 6 Elgleeefta/Department Section Compliance Agreemk (CAP). This permit covers more ansive work such as main utility line extensions, street improvements, etc. In subdivisions, lis 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 OeparUnent Section GRADING PLAN REQUIREMENTS F01. ,BDIVISIONS 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: 10 110 ENGINEERING DEPARTMENT STAFF Phone: (5031 639-4171 Fax: [5031684-1297 h:\patty\masterslpreapp.eng (Master section:preapp-r.mst) 01-Sept-98 CITY IN TIM!) Pre-Application Conference Notes Page 6 of 6 Eaglneerlog Department Section CITY OF TIGARD 4, ,. PRE-APPLICATION-CONFERENCE NOTES Community' A:41i. REQCIMt (Pre-Application Meeting Notes are Valid for Six[61 Months] Shaping)1 Better Community _ _ NON-RESIDENTIAL PRE-APP.MTG.DATE: (. O STAFF AT PRE-APP.: 7g�.. APPLICANT: Jk(dtjk AGENT: •-S Phone:[ l Phone: [ l We/Zvi - 4-kV PROPERTY LOCATION: ADDRESS/GEN.LOCATION: \s t �6 c� -r( 11cO TAX MAP[S1/LOT#1S1: l ..�_� `.: c-� t.:•' c t NECESSARY APPLICATION[S]: &-tom cse,t PROPOSAL DESCRIPTION: - ,c . t'2-Lim) Re _ �z COMPREHENSIVE PLAN MAP DESIGNATION: 62L G C (- ZONING MAP DESIGNATION: C.I.T.AREA ccty�,�ntc FACILITATOR: �� PHONE: [5031 � � ZONING DISTRICT DIMENSIONAL REQUIREMENTS ` 4-9 MINIMUM LOT SIZE: NO sq. ft. lot width: 90 ft. Maximum building height: �/ ft. Setbacks: Front ft. Side •0. ft. Rear ft. Corner OA ft. from street. MAXIMUM SITE COVERAGE: ;., % Minimum landscaped or natural vegetation area: (9 %. [Refer to Code Section 18.52o•Z l ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIM M LOT FRONTAGE: 25 feet, unless lot is created through the minor land partition process. Lots cr-ated as part of a partition must ha = - • I. •• of 15 feet of frontage or have . s 'nimum 15-fo. wide access easement. The DEPTH OF ALL S SHALL NOT EXCEED 2% TI S THE r RAGE WIDTH, unless the par' el is less th. /2 times the minimum lot size of the applica. e zoning district. • • o Code Section 18.810.0601 CITY Of TIGARD Pre-Application Conference Notes Page 1 of 9 NON-tasldenrial Appticatloa/Plannina Division Section ` .1 SPECIAL SETBACKS ➢ STREETS: ,. 1 eet from the centerline of (AT' / `Q 0. ➢ E .TABLISHED A EAS: feet from ➢ OWER IN ISI ONES: feet, . •ng the sit-'. boundary. ➢ OT: 10-FOOT ! . ° ' I 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('/z) of the building's height; and ➢ The structure will not abut a residential zoned district. (Refer to Code Section 18.730.010.6J PARKING AND ACCESS ` 1AJ REQUIRED parking for this type of use: alt lV =- �'� ( t(-5,1J "vP.= G z f ar Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on prelimin.• • , • : 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 18.165.040] Handicapped Parking: ➢ All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ➢ BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Minimum number of accesses: ( Minimum access width: . Minimum pavement width: 2_C f All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: A/(A (Refer to Code Chapters 18.765 and 18.105) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 ION-Besldentlai Aetllcation/PfannIng 0 Msion Section WALKWAY REQUIREMENTS WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.105.030] 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 18.165.080] CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Chapter 18.795] ' S ' BUFFERING AND SCREENING mt' GAt In order Te INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOI�Si, OR VIS .AL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are des• ibed by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous a : evergreen trees and shrubs and must also achieve a balance between vertical and horizontal • antings. Site obscuring screens or fences may also be required; these are often advisable even if of required by the Code. The required buff- ay on y .e occu.•-• egetation, fences, u ' ities, and walkways. Additio.- •rmation on required buffer area materials an. .izes may be foun. •- I- - e - ode. (Refer to Code Chapter 18.145) The REQUIRED BUFFER WIDTHS which are applicable to your proposal area ..re as follows: feet along north boundary. feet alo g east • • - dary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING 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 18.745,18.765 and 18.7051 CITY OF MAIM Pre-Application Conference Notes Page 3 of 9 NONalesldential 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 18.180) SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPME :• TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAIN: - " AYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON ABLE GROUND. taff will attempt to preliminary identify sensitive lands areas at the pre- application conference oased on available information. HOWEVER, the responsibility to precisely identify sensitive Ian.. areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definit ons of sensitive lands must be clearly indicated on plans submitted with the development app ' .tion. Chapter 18.77; also provides regulations for the use, protection, or modification of sensitive lands areas. RESI2ENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Re r to Code Chapter 18.115) • STEEP SLOPES When +TEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be sub • ed which addresses the approval standards of the Tigard Community Development Code Sec on 18.775.080.C. The report shall be based upon field exploration and investigation and shall inc de specific recommendations for achieving the requirements of Section 18.775.080.C.2 and 18 75.080.0.3. UNIFIED S ERAGE AGENCY(USA)BUFFER STANDARDS,R 8 0 96-44 •ND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measures horizontally, from the defined boundaries of the sensitive area, except where approval has been •ranted by the Agency or City to reduce the width of a portion of the corridor. If approval is grant•d by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surf. e water in this area shall be directed to an area of the vegetated corridor that is a minimu•• of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowe. • Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the d:velopment or project site can be less than 25 feet in width. In any case, the average width o the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction active es, gardens, lawns, application of chemicals, dumping of any materials of any kind, or othe activities shall be permitted which otherwise detract from the water quality protection provided b e vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE - •TH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, t -n 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 Sens' ive 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-ResWantlal Rppllcatlon/Planning OMSIOn Section D 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 si.nificant wetlands, streams and riparian corridors identified in the City of Tigard Local - lands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and o••- • - •- • - •rotect significant wetlands and streams; limit development '• : - gnated riparian corridors; mainta.• and enhance water quality; maximize flood : :•- capacity; preserve native plant cover; mini • e streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, ecreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE RE, IREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" pro l lsions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "- gnificant" wetlands and riparian corridors be mapped and protected. The Tualatin River, whic is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BE A "ING STREAMS" by the Oregon Department of Forestry and have an average annual flow less th- 1000 cubic feet per second (cfs). D Major streams in Tigard incl se FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUT•RY CREEKS)AND BALL CREEK. Minor Streams: Streams which are NOT "FISH :EARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tig..rd include Summer Creek, Deny Dell Creek, Red Rock Creek, North Fork of Ash Creek and certa. short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASLY' D HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The ripari_ setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). D The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance w th this chapter. D The MAJOR .TREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chap-r. D ISOLATED WLTLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; i owever, a 25-foot "water quality buffer" i -e-. -• • •- • -. =• Sewerage Agency (USA) stan•: •s adopted and admi • - -• •y the City of Tigard. [Refer to Code Section 18.797.0301 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-lesldential Application/Planning Ntvtslon Section Riparian SetUack Reductions Th- DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR A MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of ructures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better •rotection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was' substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050 that demonstrates all of the following: ➢ Native plant s•- currently cover less than 80%of th- •n-site riparian corridor area; ➢ •- -- canopy currently covers less than 50% of the on ite riparian corridor and healthy trees have not been removed from the on-site riparian setbai k area for the last five years; ➢ That vegetation was not removed contrary to the provision- of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year flood• ain; and ➢ The average slope of the riparian area is not greater tha 20%. (Refer to Code Section 18.797.100] TREE REMOVAL PLAN REQUIREMENTS P� A TREE PAN FOR THE PLANTING, REM VAL 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 TIGARO Pre-Application Conference Notes Page 6 of 9 MDM-esidem1al Anpllcatioa/Ptanning Division Section MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.E) 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 1822) Pita-UR -tea CODE CHAPTERS _ 18.350 _ 18.715 / 18.795 _/ 18.780 18.330 18.430 18.775 4 18.730 / 18.765 18.755 ,/ 18.37 18.420 _ 18.797 / 18.745 .i 18.705 ./ 18.360 / 18.790 718.800 ■ IMPACT STUDY pececaao 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 1 of 9 NON-0esIdeatla111ppUcatlon/Planning Division Section • NEIGHBORHOOD MEETING THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING_A—SUBDIVISION ND USE APPLICATION with the City of Tigard, applicant's are reqperfO complete and file a s division plat naming request with the Was ' ton County Sury 's Office in order to obtain pproval/reservation for any ibdi ision name. Applicat ns will not be accepted as complete ntil the City receives axed confirmation of approval from the County of the Subdivision Name eservation. (County Surveyors Office: 503-648-88841 BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Chapter 18.155) ADDITIONAL CONCERNS OR COMMENTS: 4E- -T., ■ , i. I t X GA ■ ua. ' r ♦!AI - C.4" • T( . , . CI". v italleEASED44 y C) FillrINA - . —*C.. c8 7(-.200 * TI -rR\iff_ �5� s M UNAIL ->a — GAF geiGiii -rt =e. r1312&6-) r Monr:�N 4 1 7 * r`s cem1Ci ;eV 1_ 7 'cA-r 1V • 1‘......0 k'OA r .....3 'i (iitAIA 4'2:- rI_J k?Jw `i d-.. L (60r ► ' t Ira .. •i/• L. ,Ata' t( A-Cr6- ,. fit._ , ' ,ear- -g ....11_ 1:.I.J 4 fi.iJ - ' - m♦ .7._ .r.'W ■ J._ • -. ago 4 r CC • CITY OF TIGARD Pre , I plication onference Notes AC Ail p ,Q e , Page 8 of 9 MOMatesident1al Application/Planning Division Section ` r • 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 b. .� � o . A basic flow chart which illustrates the review process is a ailable fr.m 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. TaZillint The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: l ho CITY OF D PLANNING N - STAFF PE -APP.MEETING PHONE: (503)639-4171 FAX: (5031684-1297 E-MAIL: waLf.aAaej@ci.tigard.or.us M— gkS i:\cu rpin\masters\revi sed\prea pp-c.mst (Engineering section:preapp.eng)\ Revised 11/26/98 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 11011-esidetttial innllcatton/Planning Division Section • ' " * • Mr. Steve Preece Project:#3541 March 12, 1999 Page:20 CONCLUSIONS AND RECOMMENDATIONS Based on the results of the analysis summarized in this letter, the following conclusions and recommendations can be made regarding the transportation-related impacts of the proposed Tigard Magnolia Hi-Fi on the surrounding transportation system: • The through movements on Highway 99W at the intersection with SW Dartmouth Street currently operate acceptably during the weekday p.m. peak hour. Northbound and southbound vehicles on SW Dartmouth Street currently experience cycle failures due to the lack of available green time. • The proposed development is expected to generate an additional 165 daily trips, of which 25 will occur during the weekday p.m. peak hour. • With the addition of site-generated trips, the site-access driveways are expected to operate acceptably under 1999 total traffic conditions. The through movements on Highway 99W will continue to operate acceptably under these conditions, and the northbound and southbound movements will continue to operate at level-of-service"F." • The proposed RIRO driveway on Highway 99W is expected to maintain acceptable traffic operations and safety along Highway 99W. • It is recommended that ODOT investigate the potential for allowing u-turn maneuvers on Highway 99W at the SW Dartmouth Street intersection in order to provide access to the developments south of Highway 99W for vehicles originating from the east. • No off-site transportation improvements are recommended as part of the proposed Magnolia Hi-Fi development. Kittelson&Associates, Inc. Port/and, Oregon , • r� Mr. Steve Preece Project:#3541 March 12, 1999 Page:21 We hope this letter adequately addresses the transportation-related issues associated with the proposed Magnolia Hi-Fi development located in Tigard, Oregon. Please do not hesitate to call if you have any questions. Sincerely, KITTELSON AND ASSOCIATES, INC. 61("-- Brandon Nevers Kelly lume Engineering Associate Transportation Analyst Attachments: "A" -Traffic Count Data "B" -Level-of-Service Worksheets "C" - In-Process Traffic Volumes "D" -Trip Generation Study Results "E" - Queuing Analysis Worksheets cc: Wayne Kittelson, Kittelson and Associates, Inc. Chris Budeski, Westech Engineering Kittelson&Associates, Inc. Portland, Oregon KITTELSON & ASSOCIATES, INC. TRANSPORTATION PLANNING/TRAFFIC ENGINEERING 610 SW ALDER,SUITE 700 • PORTLAND,OR 97205 • (503)228-5230 • FAX(503)273-8169 March 12, 1999 Project#: 3541 Steve Preece P&F Properties 834 SW St. Clair Portland, OR 97205 RE: Tigard Magnolia Hi-Fi Transportation Impact Study Dear Steve: Kittelson and Associates, Inc. has prepared this transportation impact study for the proposed Magnolia Hi-Fi site located in Tigard, Oregon. The site is located on the southeast corner of the Highway 99W/SW Dartmouth Street intersection, as shown in Figure 1. Access to the site is proposed via a right-in/right-out (RIRO) driveway on Ilighway 99W and a driveway located on Atlanta Street. Store opening is planned to occur by the end of 1999. This letter summarizes the existing and future transportation conditions in the site vicinity and analyzes the impact of the proposed Tigard Magnolia Hi-Fi store on the surrounding transportation system. The scope of this study was developed based on a review of the site plan and discussions with City of Tigard and Oregon Department of Transportation (ODOT) staff EXISTING CONDITIONS Transportation Facilities The project site is located in the Tigard Triangle, an area defined by Interstate 5, Highway 99W (Pacific Highway), and Highway 217 (Beaverton-Tigard Highway). Highway 99W provides primary access to the site. Characteristics of Highway 99W and SW Dartmouth Street are summarized in Table 1. Figure 2 depicts lane configuration and traffic control device information for the study intersection. FILE NAME:H:IPROJFILE135411354IREPI.WPD f 0 NORTH (NOT TO SCALE) 0 l• r• /s" r a r x co 'S o 1• Z �r N N = Z W ^ a. 0 \ Ua M V V1 F" / .r SITE a `° •r,/• TTLANTA ST CO r� — I•r BABIES 'R' US( •r / : COSTCO / CUB FOODS SHOPPING CENTER SW 107 S� ;or DA TH �O0, ''07 oi 4- TRI-COUNTY CENTER '94. TIGARD TRIANGLE c.A OFFICE COMPLEX 0'L SW �i BEVELAND 'rye D ST ti EAGLE HARDWARE A TRIANGLET E ® • CORPORA PARK • �� N r•r le for 1 � •r LEGEND — — — FUTURE ROADWAY CONNECTION SITE VICINITY MAP BEXISTING TRAFFIC SIGNAL TIGARD MAGNOLIA HI—FI FIGURE o PROPOSED TRAFFIC TIGARD, OREGON q 0o SIGNAL MARCH 1999 - 1 K. 3541F001 r 0 NORTH (:11 (NOT TO SCALE) ---► Or NI 2 m r .. ul ,,, SITE to 51 ,4 Pty Q�G���G pp. BABIES 'R' US COSTCO S w�ARl'ND�TH ® Sr s* 02 % ti LEGEND EXISTING LANE CONFIGURATIONS Fi - TRAFFIC SIGNAL AND TRAFFIC CONTROL DEVICES ITIGARD MAGNOLIA HI-FI FIGURE �a TIGARD, OREGON 2 MI MARCH 1999 3541F002 Mr. Steve Preece Project:#3541 March 12, 1999 Page:4 Table 1 Existing Transportation Facilities Posted Bike On-Street Street Name Functional Classification Speed(mph) Sidewalks Lanes Parking Highway 99W Statewide Level of Importance' 40 Partial No No SW Dartmouth St Major Arterial' 30 Partial No No Major Collector' 1. ODOT Classification 2. Tigard Triangle Plan Classification 3. Tigard Comprehensive Plan Classification No driveways are located along the north side of Highway 99W between SW Dartmouth Street and Pfaff le Street. (Pfaff le Street is located approximately 465 feet east of SW Dartmouth Street, measured from centerline to centerline.) On the south side of Highway 99W,the property to the east of the project site has two driveways that directly access Highway 99W and a third driveway shared with the entrance to a restaurant still further to the east. These three driveways are centered approximately 25, 95, and 160 feet from the eastern property line of the project site. Pedestrian and Bicycle Facilities and Activity Field observations revealed little pedestrian and bike activity in the vicinity of the site. Sidewalks are not present along the site frontage on Highway 99W and SW Dartmouth Street. Additionally, there are no designated bicycle facilities along the site frontage. Transit Tri-Met bus service is provided by Route 12, Barbur Boulevard, along Highway 99W. This route connects Sherwood Park and Ride to downtown Portland. It operates at 10-to 15-minute headways during weekday peak periods, 15-to 30-minute headways during weekday off-peak periods, and 30- minute headways on weekends and holidays. The inbound bus stop nearest to the site vicinity is located on Highway 99W, approximately 110 feet to the east of the site. The nearest outbound stop is at the intersection of Dartmouth and Highway 99W. Both stops are unsheltered. Existing Traffic Volumes Based on conversations with City of Tigard and ODOT staff,the traffic operations analysis for this study focuses on the Highway 99W/SW Dartmouth Street intersection and the proposed site-access driveway locations. Additionally, the weekday p.m. peak hour was chosen as the study period for the analysis because it represents the peak traffic demand for the proposed use and the adjacent street system. Traffic count data for the Highway 99W/SW Dartmouth Street intersection was obtained from a July 1998 count summarized in the Babies"R"Us Transportation Impact Analysis(Kittelson and Associates,Inc.,December 1998). Results from the traffic count indicate that the weekday p.m. peak hour occurs from 4:45 to 5:45 p.m. The traffic volumes for the SW Dartmouth Street/Highway 99W intersection are depicted in Figure 3. All traffic volumes in this report have been rounded to the nearest five vehicles. Attachment "A" contains the traffic count data used in the analysis. Kittelson&Associates, Inc. Portland, Oregon o in o 0 N f i NORTH y (NOT TO SCALE) 55-1 k 25 1575--0- 4—171• 455•-.1, ?? 70 1 iv Lel Le)in NLnto N Q 2 H m N Se ,,-SITE op, 5l QP t4. ® BABIES BIES 'R' US COSTCO S w D� J TMoGeT/y S T 94 tO yc". i O ti EXISTING TRAFFIC VOLUMES AND LEVELS OF SERVICE WEEKDAY PM PEAK HOUR TIGARD MAGNOLIA HI—FI FIGURE TIGARD, OREGON 3 Iis MARCH 1999 _ �J 35411003 • Mr. Steve Preece Project:#3541 March 12, 1999 Page:6 The level-of-service (LOS) analysis summarized in this report was performed using procedures outlined in the 1994 Highway Capacity Manual(HCM). To ensure that the analysis was based on a reasonable worst-case scenario and to maintain consistency with accepted traffic engineering practice, the peak 15-minute flow rates during the weekday p.m. peak hour were used in the evaluation of intersection LOS. Thus, the analysis reflects conditions that are only likely to occur for 15 minutes out of the average weekday p.m. peak hour. Traffic conditions during all other periods are likely to be better than those described in this report. The City of Tigard and ODOT generally require that signalized intersections operate at LOS "D" or better and that unsignalized intersections operate at LOS "E" or better. Metro and its partner agencies, including ODOT and the City of Tigard, are considering a relaxation of these standards for dense urban areas such as the Tigard Triangle and the Highway 99W corridor. Table 2 shows the results of the LOS analysis for the SW Dartmouth Street/Highway 99W intersection. Table 2 1998 Existing Level-of-Service at Highway 99W/SW Dartmouth Street Volume-to-Capacity Average Stopped Approach Lane Group Ratio Delay(sec/yell) Lane Group LOS L 0.66 50.9 E Eastbound T 0.75 13.9 B R 0.51 10.7 B L 0.53 42.4 E Westbound TR 0.78 13.2 B L 1.15 --' --' Northbound , LT 0.92 73.9 F R 0.22 30.8 D L 0.93 65.1 F Southbound TR 0.89 59.0 E 2 Average stopped delay results are infeasible using 1994 HCM procedures given an excessive volume-to- capacity ratio. As shown in the table, results from the analysis indicate that the through movements on Highway 99W at the SW Dartmouth Street intersection currently operate at LOS`B"during the weekday p.m. peak hour. Table 2, also reveals that the left-turn movements on the north- and southbound approaches operate over capacity and at LOS "F." Field observations of the intersection and a review of the ODOT signal timing plans confirm that traffic on Highway 99W experiences relatively low delay while traffic on the northbound and southbound approaches experience much higher delay. During the majority of the cycles observed during the p.m. peak hour, vehicles on the northbound and southbound approaches were unable to clear the intersection in a single cycle due to the lack of green time on those approaches. Attachment "B" contains the LOS worksheets from the analysis. Kittelson&Associates, Inc. Port/and, Oregon 3 Mr. Steve Preece Project:#3541 March 12, 1999 Page: 7 TRAFFIC IMPACT ANALYSIS Planned Developments and Transportation Improvements The following developments in the site vicinity are planned or have been approved and are included as part of the 1999 background traffic volumes: • Tri-County Center(approved) • Triangle Corporate Center(approved) • Babies"R"Us (planned) • Eagle Hardware (approved) • Tigard Triangle Office Complex (approved) Tri-County Center is a 331,000 square-foot retail shopping center that will be constructed at SW Dartmouth Street and SW 72nd Avenue. Full buildout of this site is estimated to occur in 2003. In order to remain conservative,full-buildout of the Tri-County Center was assumed in the 1999 background traffic analysis summarized in this report. The Triangle Corporate Center consists of office buildings totaling 190,000 square feet and is located near SW 68th Parkway and SW 66th Avenue. Full buildout of the Corporate Center was assumed in the 1999 background traffic analysis. Babies "R"Us is a 37,877 square-foot retail store to be built directly south of the Magnolia Hi-Fi site. At the time this traffic study was conducted, the Babies"R"Us development application was currently being reviewed by the City of Tigard. As part of the Babies"R"Us project, the south half of Atlanta Street is to be constructed between Babies "R" Us and the Magnolia Hi-Fi site. Full buildout was assumed to occur in December of 1999 and thus is included in the 1999 background traffic analysis. Eagle Hardware is approved to develop a retail store northwest of the Highway 217/SW 72nd Avenue intersection. The Tigard Triangle Office Complex is approved to develop as a 122,000 square-foot office building on SW 69th Avenue between SW Beveland Street and SW Dartmouth Street. Weekday p.m. peak hour traffic volume estimates for these in-process developments were obtained from the Babies"R"Us study and are shown in Figure 4. Attachment "C" contains the in process volume data from the Babies "R" Us study. Kitte/son&Associates, Inc. Portland, Oregon (.----19/ ----.. 0 NORTH (NOT TO SCALE) 200 "\ �5 1P InoIn Ma N O in N 1 <5 t ' otn H a+v 00 N n a 3 v) .- ,-SITE I SP S QP7- ,1 ..-- BABIES 'R' US COSTCO Sy, 0 04?r bury sr s Gcm oy % ti, IN—PROCESS TRAFFIC VOLUMES WEEKDAY PM PEAK HOUR TIGARD MAGNOLIA HI-Fl I FIGURE i v TIGARD, OREGON 4 MARCH 1999 MI 3541F004 Mr. Steve Preece Project.*#3541 March 12, 1999 Page:9 1999 Background Traffic Analysis The 1999 background traffic volumes were determined by applying a growth factor to the existing traffic volumes (summarized in Figure 3) and adding to it the in-process development traffic volumes (summarized in Figure 4). On the basis of previous traffic studies conducted in the Tigard Triangle, a growth factor of two percent was assumed for movements to/from SW Dartmouth Street and SW 78th Avenue, and a growth factor of four percent was assumed for through movement volumes on Highway 99W. These growth factors include traffic generated by the Eagle Hardware and Tri-County Office Center developments. Figure 5 shows the 1999 background traffic volumes at the study intersections and Table 3 provides the LOS results for the Highway 99W/SW Dartmouth Street intersection. It should be noted that the addition of the growth factors and the in process development traffic volumes result in a 13 percent increase in traffic volumes at the Highway 99W/SW Dartmouth Street intersection. This amount of growth is more likely representative of a five-year (2004)forecast condition. The results of the 1999 background conditions analysis indicate that the through movements on Highway 99W will continue to operate at LOS "B" during the weekday p.m. peak hour. Additionally,the northbound and southbound movements are forecast to continue to operate at LOS "F" and over capacity under 1999 background traffic conditions. Based on recent developments within the Tigard Triangle, it is likely that the northbound approach at the SW Dartmouth Street/Highway 99W intersection will be re-striped to consist of dual left-turn lanes and a shared through/right-turn lane. Table 3 provides the level-of-service result for the northbound approach under the mitigated condition. With this improvement,the volume-to-capacity movements for the northbound left-turn lanes will decrease from 2.16 and 1.68 to 1.63 and 1.06, respectively. Kittelson&Associates, Inc. • Portland, Oregon ' , • C NORTH � (NOT TO SCALE) 1610REFER T04-»5� 665 TAB**LE 3 75 Thik " I ir inLno -cr,n u•) 7/, CM 0 al=WBRT 1` LOS=A <5 DeI=4.0 a V/C=0.00 1P' r oon n N 3 U) le ,�SITE SA 5i Nie„. ,,0 ■ BABIES gik 'R' US COSTCO Sip 0 ® Sr 4� Oy i O ti LEGEND 1999 BACKGROUND TRAFFIC VOLUMES CM = CRITICAL MOVEMENT (UNSIGNALIZED) AND LEVELS OF SERVICE LOS = INTERSECTION LEVEL OF SERVICE (SIGNALIZED)/ WEEKDAY PM PEAK HOUR CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) TIGARD MAGNOLIA HI-FI I FIGURE I f7 Del = INTERSECTION AVERAGE DELAY (SIGNALIZED)/ TIGARD, OREGON Jr CRITICAL MOVEMENT DELAY (UNSIGNALIZED) MARCH 1999 M. V/C = CRITICAL VOLUME-TO-CAPACITY RATIO 3541F005 • Mr. Steve Preece Project:03541 March 12, 1999 Page: 11 Table 3 - 1999 Background Level-of-Service at Highway 99W/SW Dartmouth Street Volume-to-Capacity Average Stopped Approach Lane Group Ratio Delay(sec/veh) Lane Group LOS L 0.66 50.9 E Eastbound T 0.77 14.3 B R 0.74 14.8 B L 0.57 43.2 E Westbound TR 0.80 13.6 B L 2.16 --' --' Northbound LT 1.68 --' --' R 0.24 31.0 D Northbound L 1.63 --' --' (Re-striped)? TR 1.06 __1 --' L 0.95 69.1 F Southbound TR 1.03 91.2 F 'Average stopped delay results are infeasible using 1994 HCM procedures given an excessive volume-to-capacity ratio. 2 Includes re-striping the northbound approach to consist of dual left-turn lanes and a shared through/right-turn lane. Project Description The proposed Magnolia Hi-Fi site is bounded by Highway 99W to the north, Dartmouth Street to the west, Atlanta Street to the south, and Standard TV and Appliance to the east. Atlanta Street is a future roadway,identified in the Tigard Triangle Street Plan. The purpose of Atlanta Street is to serve as a back access to developments located on Highway 99W. Atlanta Street is planned to intersect SW Dartmouth Street directly opposite Costco's north right-in/right-out driveway. Due to the candlestick median located on SW Dartmouth Street, turning movements to and from Atlanta Street will be limited to RIRO movements only. In the future, the candlestick median on SW Dartmouth Street will likely be replaced with a raised median. Primary access to the site is proposed via a RIRO driveway on Highway 99W located approximately 100 feet east of the center of SW Dartmouth Street. In order to restrict left-turn movements at this location, construction of a raised median on Highway 99W is proposed. Additional site access is planned via a driveway located on Atlanta Street. The store is planned to include 11,966 square feet of retail space on a 35,425 square-foot lot that is currently the site of Paintball Station. As part of site development, the existing Paintball Station buildings will be removed, as well as the existing full-access driveway that serves the site. Based on field observations,the Paintball Station generates less than five trips during the weekday p.m. peak hour. Because of the low volume nature of the existing use, no reduction was made to the existing volumes on Highway 99W. Buildout of the proposed Magnolia Hi-Fi store is expected to occur by December of 1999. Figure 6 provides the proposed conceptual site plan. Kittelson&Associates, Inc. Portland, Oregon I IIIII 01° NORTH (NOT TO SCALE) rH TREES .0 171233. ',�,7p K 7' , k, ,i1,4/-' .1.. I On "L T 30 MK R 24 32 33 c2 •1 • 20 95 j?4 3. • 6. % \---n 11.0 . . T I a r S . . I y CrOMOWIIINEIMIIIM. f ` 14` 207. 208 •209 •210 •211 .212 .213 X14 215, 276• 217, r61 ,219 .220 203 206• ....p 201 ` 71, 202. 204• 205• 2T >• 03 24 v 33 21 30 12 , 11 n I. a 1. a 12 1 144. •b 613::.. -n 335.66' S 22 52'22-E `NEN CO40ETE RETANANG WALL PROJECT INFORMATION; BUILDING CODE: 94'UBC k TIGARD MUNICIPAL CODE 2061190: C-C OCCUPANCY GROUP: 0-82-83 LOT AREA 35,425 SOFT. PROPOSED BUILDING 92E: 11,966 SO.FT. 3,003 SOFT.IN BASMENT AND 61,963 SOFT.ON GROUND LEWL OAR IMPERNDUS SURFACE: 558. 30.111 50.6T. MIN.LANDSCAPING REQUIRED: 158-5,314 SOFT. MAGNOLIA HI-FI ACTUAL LANDSCAPING PROVIDED: 6,164 SOFT. PARKING REQUIREMENT 1 PER 400 GROSS San. CONCEPTUAL SITE PLAN 31 STALLS REQUIRED PARKING PRONDED: 35 STALLS 2 HANDICAPPED STALLS 1 TRUCK BAT 34 STALLS k 1 TRUCK BAY CONCEPTUAL SITE PLAN TIGARD MAGNOLIA HI-FI FIGURE p TIGARD, OREGON 6 K MARCH 1999 6 3541 F006 Mr. Steve Preece Project:#3541 March 12, 1999 Page: 13 Trip Generation Typically, trip generation estimates for retail developments are derived from observations summarized in the ITE Trip Generation Manual. However, the Trip Generation Manual does not contain adequate data for uses such as the proposed Magnolia Hi-Fi store. Thus, in order to estimate the number of trips that the proposed Magnolia Hi-Fi store will generate,a trip generation study was conducted at an existing stand-alone Magnolia Hi-Fi store in Everett,Washington. The Everett store is similar in size and use to the proposed Tigard store. The trip generation study was performed by conducting 24-hour roadway tube counts at the driveway entrance to the store (the Everett store is only accessible via one driveway) during a week in January 1999. Tube counts were verified with manual counts to ensure accuracy. Results from the peak mid-week day observed are summarized in Table 4. Table 4 Trip Generation* Weekday PM Peak Hour Peak Weekday Land Use ITE Code Size(st) Trips Total In/Out Retail NA 11,966 165 25 15/10 * Calculated from a trip generation study conducted at an existing Magnolia Hi-Fi store in Everett, Washington As shown in Table 4, the proposed Tigard Magnolia Hi-Fi store is estimated to generate approximately 165 daily trips, of which 25 will occur during the weekday p.m. peak hour. Attachment "D" contains the results of the Everett Magnolia Hi-Fi store trip generation study. Trip Distribution and Assignment The distribution of the site-generated trips throughout the study area was estimated based on existing travel patterns and an examination of the surrounding market area relative to the proposed site. Figure 7 shows the estimated trip distribution and the assignment of site-generated traffic volumes on the roadway system. As shown in Figure 7, the proposed Magnolia Hi-Fi store is estimated to generate an additional 15 trips through the Highway 99W/SW Dartmouth Street intersection during the weekday p.m. peak hour. 1999 Total Traffic Analysis 1999 total traffic volumes,shown in Figure 8,were calculated by adding the 1999 background traffic volumes from Figure 5 to the site-generated traffic volumes shown in Figure 7. Figure 8 provides the LOS at the site driveway and Table 5 provides the LOS results at the Highway 99W/SW Dartmouth Street intersection. As shown in Figure 8, the site driveways are forecasted to operate acceptably with the addition of traffic generated by the proposed site. Kittelson&Associates, Inc. Portland, Oregon ,no 0vv NORTH (NOT TO SCALE) 10—g■ 10--,44 4NN vv O 1C-5 Lo a ( r 0 A °10 :JO In 3 U) se , -SITE o ° �G I6 p,10 Z 51 111111441 BABIES 1 1•.‘ 'R' US COSTCO SK — —� DART M��TN ® ST ' 6.c7. 11° 12, ('P 2O ti, y ESTIMATED TRIP DISTRIBUTION AND SITE-GENERATED TRAFFIC VOLUMES WEEKDAY PM PEAK HOUR TIGARD MAGNOLIA HI-FI FIGURE V I TIGARD, OREGON 7 MARCH 1999 3541F007 nO 0 O O M in NN NORTH A l CM=NBR7 (NOT TO SCALE) 55 1 REFER T0IIL25 1905 s X1845 1625--►TABLE 5~1745 10 Del 8.6 665 � /C=0.01 I cntno N O to a) 1 CM=WBRTI` LOS=A 5 Del=4.0 a V/C=0.01 ? t ( co I-- .. U)It) 3 m to N a -.SITE A ' PS+ANZ P SS 9,07- 111■111frilkill BABIES ligN R' US COSTCO S 4/ _� pARTMpuTy ® sT s� 9L ) . LEGEND 1999 TOTAL TRAFFIC VOLUMES CM = CRITICAL MOVEMENT (UNSIGNALIZED) AND LEVELS OF SERVICE LOS = INTERSECTION LEVEL OF SERVICE (SIGNALIZED)/ WEEKDAY PM PEAK HOUR CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) TIGARD MAGNOLIA HI-FI FIGURE 7 Del = INTERSECTION AVERAGE DELAY (SIGNALIZED)/ TIGARD, OREGON Q CRITICAL MOVEMENT DELAY (UNSIGNALIZED) U tx V/C = CRITICAL VOLUME-TO-CAPACITY RATIO MARCH 1999 3541F008 Mr. Steve Preece Project: #3541 March 12, 1999 Page: 16 Table 5 1999 Total Traffic Level-of-Service at Highway 99W/SW Dartmouth Street Volume-to-Capacity Average Stopped Approach Lane Group Ratio Delay(sec/veh) Lane Group LOS L 0.66 50.9 E Eastbound T 0.77 14.4 B R 0.74 14.8 B L 0.57 43.2 E Westbound TR 0.80 13.6 B L 2.20 --' --' Northbound LT 1.70 --' --' R 0.24 31.0 D Northbound L 1.67 - —' (Re-striped)' TR 1.06 --Z --3 L 0.95 69.1 F Southbound TR 1.03 91.2 F 'Average stopped delay results are infeasible using 1994 HCM procedures given an excessive volume-to-capacity ratio. 2 Includes re-striping the northbound approach to consist of dual left-turn lanes and a shared through/right-tum lane. As shown in Table 5,with the addition of site traffic the through movements on Highway 99W are forecast to continue to operate at level-of-service `B". With the re-striping on the northbound approach,the northbound left-turn movement is expected to operate with a volume-to-capacity ratio of 1.67. The addition of site traffic is not expected to increase the averaged stopped delay of any movement along Highway 99W by more than .01 seconds per vehicle. 95th-Percentile Queuing Analysis A 95th-percentile queuing analysis was performed under 1999 total traffic conditions in order to determine the required amount of storage for vehicles on the northbound approach at the SW Dartmouth Street/Highway 99W intersection. The queuing analysis assumes a storage length of 25 feet per vehicle. Table 6 provides the results of the analysis. Kittelson&Associates, Inc. Portland, Oregon Mr. Steve Preece Project:#3541 March 12, 1999 Page: 17 Table 6 - 95th Percentile Queuing Analysis SW Dartmouth Street/Highway 99W - 1999 Total Traffic Conditions Lane Configuration Available Required Scenario Lane Storage(feet) Storage(feet) Adequate? Northbound Left Turn 275* 425 No Existing Northbound Left/Through 275* 425 No Northbound Right Turn 225 125 Yes Northbound Left Turn** 275* 325 No Re-striped Northbound Through/Right 225 250 No * Reflects the distance to SW Atlanta Street ** Consists of two turn lanes. The values reported reflect the maximum distance of the two lanes. As shown in Table 6, the northbound left-turning vehicle queues from the SW Dartmouth Street/Highway 99W intersection are forecast to spill back beyond SW Atlanta Street under 1999 total traffic conditions. The potential re-striping of the approach is forecast to reduce the left-turning vehicle queues by approximately 100 feet per lane. Attachment "E"contains the queuing analysis worksheets. Highway 99W RIRO Driveway Operations Based on preliminary discussions and meetings with ODOT regarding the proposed Magnolia Hi-Fi site, various issues have been raised regarding the proposed RIRO driveway location on Highway 99W. The objective of ODOT is to begin to reduce the number of access locations along Highway 99W, when appropriate, in order to maximize safety and traffic operations along the corridor. As redevelopment occurs, it is likely that many of the existing driveways along Highway 99W will be eliminated and consolidated once shared access agreements between adjacent property owners are in place. In order to help achieve this goal of reducing the number of access locations and turning movement conflicts by consolidating driveways between adjacent properties,the applicant attempted to develop an access agreement with the property to the east. However, due to the lack of cooperation of the adjacent property owner, an agreement was not reached. It is still the long term goal of the applicant to obtain shared access with the property owner to the east, although this will not likely occur until the property redevelops. Thus, in order to provide access to the property in the near term, a right-in/right-out driveway is proposed on Highway 99W for the following reasons: • it is likely that the RIRO driveway will be eliminated if the property to the east redevelopments and a shared access agreement is obtained,at which time the Magnolia Hi-Fi traffic would exit via a driveway on the adjacent property's site; • it is desirable to maintain consistent circulation patterns and driver expectations by allowing right-turn movements onto Highway 99W in the near term, given that a right-out will likely be provided in the long term; and Kittelson&Associates, Inc. Portland, Oregon Mr. Steve Preece Project:03541 March 12, 1999 Page: 18 • the impact of the Magnolia Hi-Fi traffic onto Highway 99W at the RIRO location is not expected to result in a significant impact to traffic operations and safety along Highway 99W. On-Site Circulation As part of site development, it is recommended that a raised median be constructed along Highway 99W in order to restrict left-turn movements into and out of the north RIRO driveway. Figure 9 provides a conceptual illustration of the proposed raised median. As shown in the figure, given a median length of 185 feet, Standard TV and Appliance Store's West Access would be restricted to right-in/right-out operations. If it is desired to not restrict the left-turning movements at the appliance store's west access, a shorter median could be constructed; however, the potential for illegal left-turn maneuvers around the median would need to be evaluated if a shorter median is constructed. It is also recommended that ODOT and the developer work together in order to determine the appropriate curb radius and throat length for the RIRO driveway. The driveway should be designed to ensure that the right-in movement allows vehicles to enter the site without causing disruption and delay to through traffic on Highway 99W and that parking maneuver conflicts at the driveway entrance are eliminated to reduce the likelihood for vehicle queue spill back onto Highway 99W. Off-Site Circulation Based on the proposed access plan which includes a raised median on Highway 99W, vehicles traveling on Highway 99W from the east that are attempting to enter the site must either turn onto 72nd Avenue in advance of the site, make a u-turn maneuver on SW Dartmouth Street, or turn around within the Costco or the proposed Babies "R"Us parking lots. In order to minimize the amount of traffic traveling through the adjacent parking lots and to reduce the number of illegal u- turns on SW Dartmouth Street, it is recommended that ODOT explore the potential for allowing u- turns at the Highway 99W/SW Dartmouth Street intersection. Adequate pavement width is currently available on Highway 99W to allow u-turning maneuvers for passenger cars and pick-up trucks. In conjunction with the presence of a raised median, the allowance of u-turns at this intersection would be a catalyst for reducing and consolidating the existing driveways along Highway 99W, thereby achieving the long term goal of reduced access locations and turning movement conflicts. Kittelson&Associates, Inc. Portland, Oregon '� 0 �,o ?` " WEST COAST BANK «z y > 3 n. SKIPPER'S/ 6D: �\ . ' :,,'''', TCBY .,,,...., .. , z wr f 5$ Y ARB 'S - STANDARD T:V ,!� AND APPLIANCE —' ;> sa ,,, : •�_i y • P�gg ; �;a� z T ,. CAR '''''>.:S:'.'•''''''''''..'".." TOYS O , Y fd a� s f ; i >s f 3 i a ; % ''';-.,:.;',',.•%f 4 = Y y j K s. s . �z e e-C ,.: Ys' .,of ��.5.,:',.,,,•:<<-..,', y >3„ xT xq k f�? :, .a�COSTCO PARKING LOT' »z»s u ' Y` ,. ..>...rufwx «a'a .,. >:. :. .d. a. ■ CONCEPTUAL MEDIAN TREATMENT FIGURE <1 TIGARD MAGNOLIA HI-FI TIGARD, OREGON 9 MARCH 1999 3541\DWGS\3541 F001.CDR t r Mr. Steve Preece Maq'c'h r? 19 Based °n the ND RECOM�'ND co result gTlo Magnoma�atiOns c�be the analysis NS '°'���t.,�Tigard F�re the sumo �ealysing th marized in this /'an �o • cuhreen rough move rib'transpOrta a�Portation r later the f°llo�yi southbound Y °Perate acc nts°n Nighua Ystem: d impacts°f the�o conclusions an • lack°fa able vehicles on SW during t9 W at the inter Dartmouth Street The green time. arouth Streeweekday section with S will proposed development t currently pem' peak hour.SW Dartmouth • Wit cur during the s expected t° experience cycle failures acceptably the addition weekday p.m.peak r' ate an additional due o the P °f site, tu'• 165 Bail will continue 1999 generated southbound ue to operate acceptably site-generated traffic comps, the Site_ y trips, ofwhich• 25 these• operations and�R�driveway nt�nue to operate at level-of-service movements oexpected to operate It is recommended afetY along Hightiya Ighway 99W vej,°(service Fthe northbound Y 99W de e10 ay 9q� that pDUT Y 9gW is expected to main and • Pments soutJ�© Highway Dartmouth tigate the pot tajn acceptable traffic Street intersection for fc Hi e off-site ent transportation ghway 99W for vehiclersectiin i allowing u- development jon'mproven7ents�. vehicles originating fro to provide access on e recommended as m the east Magnolia l the part of the proposed Magnolia kite/San d Ao%te s,inc. Port`/$no, Oregon Mr. Steve Preece Project:#3541 March 12, 1999 Page:21 We hope this letter adequately addresses the transportation-related issues associated with the proposed Magnolia Hi-Fi development located in Tigard, Oregon. Please do not hesitate to call if you have any questions. Sincerely, KITTELSON AND ASSOCIATES, INC. /VA-- Brandon Nevers Kelly lume Engineering Associate Transportation Analyst Attachments: "A" -Traffic Count Data "B" - Level-of-Service Worksheets "C" - In-Process Traffic Volumes "D" -Trip Generation Study Results "E" - Queuing Analysis Worksheets cc: Wayne Kittelson, Kittelson and Associates, Inc. Chris Budeski, Westech Engineering Kittelson&Associates, Inc. Port/and, Oregon Attachment "A" Traffic Count Data FROM : TRAFFIC SMITHY PHONE NO. : SO364388E6 Jul. 10 1998 09:17AM P2 ,- a U INTERSECTION TURN MOVEMENT' CODN'T' SCARY REPORT HIGHWAY 99W AT DARTMOUTH STREET A III N 4427 T= .5% P=.882 DATE OF COUNT: 7/9/98 0 1142 DAY OF WEEK: Thu T R 46 163 218 TIME STARTED: 16:00 TIME ENDED; 18:00 H 4-2029 1 L* 4--1809 IIIT= 2.6% 55 t26 T- 2.3% P=.928 1575-► 4--1711 p=.954 _ III457 �72 TEV=TOTKS BY AP VOLUME 2087-► �l 1860-* P'PHF BY APPROACH dlgw 272 61 67 6 Peak Hour ---..- �692 T= .6% P=.869 400 TEV6472317:45 50 Traffic 4 smithy 333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND PERIOD 3, -I` J* 4J I L► '41 t ' I♦ ,r "~ t ALL III FROM -16:00-16:05 19 119 1 3 2 14 12 25 3 7 5 120 10,4 336 16: III 16:10-16:15 15 111 8 4 12 14 16 7 6 10 108 3 314 16:15-16:20 19 107 7 5 14 14 21 3 10 3 137 0 ' 340 16:20-16:25 28 97 15 8 9 1.1 21 5 4 6 130 4 338 16:25-16:30 • 30 96 6 1 16 17 23 2 8 8 126 1 334 16:30-16:35 32 105 5 5 20 19 32 10 7 • 4 125 1 365 III 16:35-16:40 . 35 118 4 3 12 16 21 4 , � 6 • 7 145 1 372 16;40-16:45 32 126 6 5 1 16 17 8 6 9 148 1 390 16:45-16:50 47 137 4 3 14 14 24 5 4 9 145 2 408,' 16:50-16:55 38 112 1 6 11 17 18 7 7 11 146. 2 376; 16:55-17:00 48 115 5 3 5 16 19 7 6 2 152 3 381 III 17:00-17:05 36 116 4 4 10 13 19 4 4 5 144 2 361 17:05-17:10 38 131 4 5 17 24 29 8 4 6 147 0 413 17:10-17:15 34 121 S 5 14 17 26 2 3 6 127 6 366 • 17:15-17:20 29 158 10 5 9 21 18 6 2 6 154 2 420 17:20-17:25 38 143 7 5 15 19 23 4 . 4 7 142 1 408 III 17:25-17:30 34 140 3 0 15 19 25 5 13 7 153 2 416 17:30-17:35 47 134 2 3 9 16 22 0 9 7 131 2 382 17:35-17:40 37 126 5 4 23 27 27 8 6 2 134 2 401 17:40-1.7;45 31 142 5 3 21 15 22 5 1 5 4 136 2 391. III 17:45-17:50 , 34 130 8 3 11 20 19 5 1 10 156 • 3 400 17:50-17:55 26 117 10 3 13 13 22 4 l 3 7 151 1 370 17;55-18:00 23 107 16 6 15 18 27 5 5 . 7 134 1 364 Total Survey 777 2919 148 95 321 395 536 .124 133 157 3332 56 8993 PRP .86 89 .63 .77 .77 '.88 .92 .8 .6 .82 .95 .72 .949 * TruClss .6 3.3 . .7 0 .6 .5 .9 0 0 .6 2.3 1.8 2.1 St.J..ed Buses 0 0 0 0 0 0 0 0 0 0 5 0 III Pe•r, • 0 10 0 0 0 0 0 6 0 0 6 0 Hourly Total# .16:00-17:00 370 1354 69 49 149 173 257 68 74 83 1623 32 4301 •.•.16:15-17:15 417 1381 66 53 158 194 270 65 69 76 1672 23 4444 III 16130-17:30 441 1522 58 49 158 211 271 70 66 79 1728 23 4676 16:45-17;45 457 1575 55 46 163 * 218 272 61 67 72 1711 26 4723 17:00.-18:00 407 1565 79 46 172 222 279 56 59 74 1709 24 4692 • • • III . R-98X 07-10 1.98 09: 18AM P002 #13 Attachment "B" Level-of-Service Worksheets HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 . 4e 03-04-1999 KITTELSON & ASSOCIATES, INC. Streets : (E-W) Highway 99W (N-S) Dartmouth Street Analyst : BLN File Name : 3541EXPM.HC9 Area Type : Other 7-8-98 PM Peak Comment : Project #3541--1998 Existing Conditions Eastbound ! Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 2 1 1 2 < 0 1 > 1 1 1 1 < 0 Volumes 55 1575 455 70 1710 25 275 55 65 225 170 50 PHF or PK15 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 .0 12 . 0 12 . 0 Grade 0 0 0 0 Heavy Veh 3 3 3 2 2 2 1 1 1 1 1 1 Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) N (Y/N) N (Y/N) N (Y/N) N Arr Type 4 4 4 4 4 3 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Prop. Share 40 Prop. Prot . Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds Peds WB Left * SB Left * Thru * * Thru * Right * * Right * Peds Peds NB Right * EB Right SB Right WB Right Green 6 . OA 73 . OA 10 . OA Green 12 . OA 19 . OA Yellow/AR 4 . 0 4 . 0 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 88 1752 0 . 662 0 . 050 50 . 9 E 14 . 2 B T 2214 3689 0 .749 0 . 600 13 . 9 B R 941 1568 0 . 509 0 . 600 10 . 7 B WB L 139 1770 0 . 532 0 . 079 42 .4 E 14 . 3 B TR 2337 3718 0 . 781 0 . 629 13 . 2 B NB L 166 1787 1 . 036 0 . 093 106 . 9 F 94 . 1 F LT 169 1820 1 . 035 0 . 093 106 . 0 F R 308 1599 0 . 221 0 . 193 30 . 8 D SB L 255 1787 0 . 928 0 . 143 65 . 1 F 62 . 1 F TR 260 1817 0 . 894 0 . 143 59 . 0 E Intersection Delay = 25 .4 sec/veh Intersection LOS = D Lost Time/Cycle, L = 12 . 0 sec Critical v/c (x) = 0 . 824 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 .4e 03-04-1999 KITTELSON & ASSOCIATES, INC. Streets : (E-W) Highway 99W (N-S) Dartmouth Street Analyst : BLN File Name: 3541BKPM.HC9 Area Type : Other 7-8-98 PM Peak Comment : Project #3541--1999 Background Conditions Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 1 2 1 1 2 < 0 1 > 1 1 1 1 < 0 Volumes 55 1610 665 75 1750 25 515 95 70 230 205 50 PHF or PK15 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 Grade 0 0 0 0 Heavy Veh 3 3 3 2 2 2 1 1 1 1 1 1 Parking N N IN N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) N (Y/N) N (Y/N) N (Y/N) N Arr Type 4 4 4 4 4 3 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3 .00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Prop. Share 41 Prop. Prot . Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds Peds WB Left * SB Left * Thru * * Thru * Right * * Right * Peds Peds NB Right * EB Right SB Right WB Right Green 6 . OA 73 . OA 10 . OA Green 12 . OA 19 . OA Yellow/AR 4 . 0 4 . 0 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 88 1752 0 . 662 0 . 050 50 . 9 E 15 .3 C T 2214 3689 0 . 766 0 . 600 14 . 3 B R 941 1568 0 . 744 0 . 600 14 . 8 B WB L 139 1770 0 . 568 0 . 079 43 . 2 E 14 . 8 B TR 2337 3718 0 . 799 0 . 629 13 . 6 B NB L 166 1787 1 . 916 0 . 093 * * * * LT 169 1818 1 . 919 0 . 093 * * R 308 1599 0 . 240 0 . 193 31. 0 D SB L 255 1787 0 . 948 0 . 143 69 . 1 F 80 . 7 F TR 261 1826 1 . 031 0 . 143 91 .2 F Intersection Delay = * (sec/veh) Intersection LOS = * (g/C) * (V/c) is greater than one . Calculation of D1 is infeasible . • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 . 4e 03-04-1999 KITTELSON & ASSOCIATES, INC. Streets : (E-W) Highway 99W (N-S) Dartmouth Street Analyst : BLN File Name : 3541WSPM.HC9 Area Type : Other 7-8-98 PM Peak Comment : Project #3541--1999 Total Traffic Conditions Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 1 2 1 1 2 < 0 1 > 1 1 1 1 < 0 Volumes 55 1625 665 75 1745 25 525 95 70 230 205 50 PHF or PK15 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 Grade 0 0 0 0 Heavy Veh 3 3 3 2 2 2 1 1 1 1 1 1 Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) N (Y/N) N (Y/N) N (Y/N) N Arr Type 4 4 4 4 4 3 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Prop. Share 34 Prop. Prot . Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds Peds WB Left * SB Left * Thru * * Thru * Right * * Right * Peds Peds NB Right * EB Right SB Right WB Right Green 6 . OA 73 . OA 10 . OA Green 12 . OA 19 . OA Yellow/AR 4 . 0 4 . 0 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 88 1752 0 . 662 0 . 050 50 . 9 E. 15 .4 C T 2213 3689 0 . 773 0 . 600 14 .4 B R 941 1568 0 . 744 0 . 600 14 . 8 B WB L 139 1770 0 . 568 0 . 079 43 . 2 E 14 . 8 B TR 2337 3718 0 . 797 0 . 629 13 . 6 B NB L 166 1787 2 . 200 0 . 093 * * * * LT 169 1822 1 . 702 0 . 093 * * R 308 1599 0 . 240 0 . 193 31 . 0 D SB L 255 1787 0 . 948 0 . 143 69 . 1 F 80 . 7 F TR 261 1826 1 . 031 0 . 143 91 . 1 F Intersection Delay = * (sec/veh) Intersection LOS = * (g/C) * (V/c) is greater than one . Calculation of Dl is infeasible . • } • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 . 4e 03-04-1999 KITTELSON & ASSOCIATES, INC. Streets : (E-W) Highway 99W (N-S) Dartmouth Street Analyst : BLN File Name : 3541BKLL.HC9 Area Type : Other 7-8-98 PM Peak Comment : Project #3541- -1999 Background Conditions--Dual NB Left Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 1 2 1 1 2 < 0 2 1 < 0 1 1 < 0 Volumes 55 1610 665 75 1750 25 515 95 70 230 205 50 PHF or PK15 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 Grade 0 0 0 0 % Heavy Veh 3 3 3 2 2 2 1 1 1 1 1 1 Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) N (Y/N) N (Y/N) N (Y/N) N Arr Type 4 4 4 4 4 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Prop. Share Prop. Prot . Signal Operations Phase Combination 1 2 3 4 5 6 7 • 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds Peds WB Left * SB Left * Thru * * Thru * Right * * Right Peds Peds NB Right EB Right SB Right WB Right Green 6 . OA 73 . OA 10 . OA Green 12 . OA 19 . OA Yellow/AR 4 . 0 4 . 0 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 88 1752 0 . 662 0 . 050 50 . 9 E 15 . 3 C T 2213 3689 0 . 766 0 . 600 14 .3 B R 941 1568 0 . 744 0 . 600 14 . 8 B WB L 139 1770 0 . 568 0 . 079 43 . 2 E 14 . 8 B TR 2337 3718 0 . 799 0 . 629 13 . 6 B NB L 332 3574 1. 633 0 . 093 * * * * TR 164 1761 1. 064 0 . 093 * * SB L 255 1787 0 . 948 0 . 143 69 . 1 F 80 . 7 F TR 261 1826 1. 031 0 . 143 91 . 1 F Intersection Delay = * (sec/veh) Intersection LOS = * (g/C) * (V/c) is greater than one . Calculation of Dl is infeasible . • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 .4e 03-04-1999 KITTELSON & ASSOCIATES, INC. Streets : (E-W) Highway 99W (N-S) Dartmouth Street Analyst : BLN File Name : 3541WSLL.HC9 Area Type : Other 7-8-98 PM Peak Comment : Project #3541--1999 Total Traffic Conditions--Dual NB Left Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 1 2 1 1 2 < 0 2 1 < 0 1 1 < 0 Volumes 55 1625 665 75 1745 25 525 95 70 230 205 50 PHF or PK15 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 Grade 0 0 0 0 % Heavy Veh 3 3 3 2 2 2 1 1 1 1 1 1 Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) N (Y/N) N (Y/N) N (Y/N) N Arr Type 4 4 4 4 4 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Prop. Share Prop. Prot . Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * * Thru * Right * * Right * Peds Peds WB Left * SB Left * Thru * * Thru * Right * * Right * Peds Peds NB Right EB Right SB Right WB Right Green 6 . OA 73 . OA 10 . OA Green 12 . OA 19 . OA Yellow/AR 4 . 0 4 . 0 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 140 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 88 1752 0 . 662 0 . 050 50 . 9 E 15 .4 C T 2214 3689 0 . 773 0 . 600 14 .4 B R 941 1568 0 . 744 0 . 600 14 . 8 B WB L 139 1770 0 . 568 0 . 079 43 .2 E 14 . 8 B TR 2337 3718 0 . 797 0 . 629 13 . 6 B NB L 332 3574 1 . 666 0 . 093 * * * * TR 164 1761 1 . 064 0 . 093 * * SB L 255 1787 0 . 948 0 . 143 69 . 1 F 80 . 7 F TR 261 1826 1 . 031 0 . 143 91 . 2 F Intersection Delay = * (sec/veh) Intersection LOS = * (g/C) * (V/c) is greater than one. Calculation of Dl is infeasible . MITIG8 Thu Mar 4 , 1999 11 : 14 : 33 Page 1-1 Tigard Magnolia Hi-Fi Traffic Impact Analysis 1999 Background Conditions Level Of Service Computation Report 1994 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #3 Dartmouth/Atlanta ******************************************************************************** Average Delay (sec/veh) : 0 . 0 Worst Case Level Of Service : A ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I II II II e Control : Uncontrolled Uncontrolled Stop Sign Stop Sign Rights : Include Include Include Include Lanes : 0 0 1 1 0 0 0 2 0 0 0 0 0 0 1 0 0 0 0 1 Volume Module : II II II e Base Vol : 0 395 0 0 695 0 0 0 0 0 0 0 Growth Adj : 1. 00 1 . 02 1 . 00 1 . 00 1 . 02 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 0 0 0 0 0 0 0 0 0 0 0 0 Added Vol : 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol : 0 295 2 0 250 0 0 0 0 0 0 2 Initial Fut : 0 698 2 0 959 0 0 0 0 0 0 2 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Adj : 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 PHF Volume : 0 742 2 0 1020 0 0 0 0 0 0 2 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol . : 0 742 2 0 1020 0 0 0 0 0 0 2 Adjusted Volume Module : Grade : 0% 0% 0% 0% % Cycle/Cars : xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx % Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx PCE Adj : 1 . 10 1. 00 1 . 00 1 . 10 1 . 00 1 . 00 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 Cycl/Car PCE : xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol . : 0 742 2 0 1020 0 0 0 0 0 0 2 Critical Gap Module : MoveUp Time :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 2 . 6 Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 5 . 5 Capacity Module : II II II Cnflict Vol : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 372 Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 897 Adj Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 1 . 00 Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 897 I II II II Level Of Service Module : Stopped Del :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 4 . 0 LOS by Move : * * * * * * * * * * * * Movement : LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap . : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd StpDel :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS : * * * * * * * * * * * * ApproachDel : 0 . 0 0 . 0 0 .0 4 . 0 Traffix 6 . 8 . 1511 (c) 1995 Dowling Assoc . Licensed to Kittelson, Portland, OR • MITIG8 Thu Mar 4 , 1999 11 : 15 : 00 Page 1-1 Tigard Magnolia Hi-Fi Traffic Impact Analysis 1999 Total Traffic, P.M. Peak Hour Level Of Service Computation Report 1994 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 99W/Site Entrance ******************************************************************************** Average Delay (sec/veh) : 0 . 0 Worst Case Level Of Service : A ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R 11 II II Control : Stop Sign Stop Sign Uncontrolled Uncontrolled Rights : Include Include Include Include Lanes : 0 0 0 0 1 0 0 0 0 0 0 0 1 1 0 0 0 3 0 0 I II II II Volume Module : Base Vol : 0 0 0 0 0 0 0 1905 0 0 1845 0 Growth Adj : 1 . 00 1. 00 1 . 00 1. 00 1 . 00 1 . 00 1 . 00 1. 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 0 0 0 0 0 0 0 0 0 0 0 0 Added Vol : 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol : 0 0 5 0 0 0 0 0 10 0 0 0 Initial Fut : 0 0 5 0 0 0 0 1905 10 0 1845 0 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1. 00 PHF Adj : 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 PHF Volume : 0 0 5 0 0 0 0 2027 11 0 1963 0 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol . : 0 0 5 0 0 0 0 2027 11 0 1963 0 Adjusted Volume Module : Grade : 0% 0% 0% 0% % Cycle/Cars : xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx % Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0 PCE Adj : 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 00 1 . 00 1 . 10 1 . 00 1 . 00 Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol . : 0 0 6 0 0 0 0 2027 11 0 1963 0 Critical Gap Module : MoveUp Time :xxxxx xxxx 2 . 6 xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Critical Gp:xxxxx xxxx 5 . 5 xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx I Capacity Module : II II II Cnflict Vol : xxxx xxxx 1019 xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx 422 xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Adj Cap: xxxx xxxx 1 . 00 xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx 422 xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Level Of Service Module : II II II Stopped Del :xxxxx xxxx 8 . 6 xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move : * * * * * * * * * * * * Movement : LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd StpDel :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel : 8 . 6 0 . 0 0 . 0 0 . 0 Traffix 6 . 8 . 1511 (c) 1995 Dowling Assoc . Licensed to Kittelson, Portland, OR MITIG8 Thu Mar 4 , 1999 11 : 14 : 52 Page 1-1 Tigard Magnolia Hi-Fi Traffic Impact Analysis 1999 Total Traffic, P.M. Peak Hour Level Of Service Computation Report 1994 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection ##3 Dartmouth/Atlanta ******************************************************************************** Average Delay (sec/veh) : 0 . 0 Worst Case Level Of Service : A ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I II II II Control : Uncontrolled Uncontrolled Stop Sign Stop Sign Rights : Include Include Include Include Lanes : 0 0 1 1 0 0 0 1 1 0 0 0 0 0 1 0 0 0 0 1 I Volume Module : II II II Base Vol : 0 695 0 0 960 0 0 0 0 0 0 0 Growth Adj : 1. 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 0 0 0 0 0 0 0 0 0 0 0 0 Added Vol : 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol : 0 0 5 0 0 0 0 0 0 0 0 5 Initial Fut : 0 695 5 0 960 0 0 0 0 0 0 5 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Adj : 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 0 . 94 PHF Volume : 0 739 5 0 1021 0 0 0 0 0 0 5 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol . : 0 739 5 0 1021 0 0 0 0 0 0 5 Adjusted Volume Module : Grade : 0% 0% 0% 0% % Cycle/Cars : xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx % Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx PCE Adj : 1 . 10 1 . 00 1 . 00 1 . 10 1 . 00 1 . 00 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 Cycl/Car PCE : xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol . : 0 739 5 0 1021 0 0 0 0 0 0 6 Critical Gap Module : MoveUp Time :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 2 . 6 Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 5 . 5 Capacity Module : II II II Cnflict Vol : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 372 Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 897 Adj Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 1. 00 Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 897 I Level Of Service Module : II II II Stopped Del :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 4 . 0 LOS by Move : * * * * * * * * * * * * Movement : LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap . : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd StpDel :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS : * * * * * * * * * * * * ApproachDel : 0 . 0 0 . 0 0 . 0 4 . 0 Traffix 6 . 8 . 1511 (c) 1995 Dowling Assoc . Licensed to Kittelson, Portland, OR Attachment "C" In-Process Traffic Volumes r II 0 NORTH o 00 0 (NOT TO SCALE) YINN I rlJ, 55 1 25 1605— - 4--174' 655 jr-70 X I 5tl�/ Lt-,otn 0m U3 •• h I I a Ack › . , < ,_ co n G\�\G z 3 QP in cN I N � , 3 a 9 c,:) < < to I A j SITE/ I ,oslco / CUB O SHOPPFOING DS CENTER I _______, ‘1"------5Y4 DARTMOUTH ST 1 ,r TRI-COUNTY ` m� CENTER /� 000 ("�� N to Co �� i 4'y_ 31 51 0 a 390—6- f--27 270 'P Ki155 r o to1 ai ton v01 TRIANGLE in M t^ � ® ORPO K Al 1 PARK 2001 60 455--11. ----335 200 c 215 .� I � t �' tnoo co co to N „41.-\\ , 111 . I 1999 BACKGROUND TRAFFIC VOLUMES • WEEKDAY PM PEAK HOUR BABIES 'R' US FIGURE TIGARD, OREGON N . DECEMBER 1998 5 I< _ 3252F005 i IN .1 . .• . I (---- j 0 • NORTH (NOT TO SCALE) 10 mil r 5 • tits' ou-,„ ^v 4 _ troo 1 °1 2 4 a + < 4 t ^m QPG\G N z �+� f!1 = �; n Q aMU in m N o np°1° A . OSTCO or SITE N u C . III (------- ir)jk i A , SW DARTMOUTH ST 0 --- TRI-COUNTY 4 5—1. .4 -5 1111 t 10 !y CENTER '15 64 1 tr N o c9� O N U . t! CTRIANGLE k... 5 ® ORPORATE PARK it �o t ( N OM.' 4',.._ I KZ)-4- f--5 I E • ESTIMATED TRIP DISTRIBUTION AND SITE—GENERATED TRAFFIC VOLUMES p_ WEEKDAY PM PEAK HOUR BABIES 'R' US FIGURE pa TIGARD, OREGON 111 DECEMBER 1998 }252F007 Attachment "D" Trip Generation Study Results • Paintball Station Driveway February 9, 1999 Tigard, Oregon P.M. Peak Hour(4:45 to 5:45 p.m.) Cars in lot at 4:45 p.m. 8 Start of Interval In r, Out 4:45 1 5:00 1 1 5:15 5:30 1 5:45 Total 1 3 i1 l i 1 1 1 ( 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I § g TO 0 0000rG�- w.r(�r1r.W'OYNi'7000 eggx t71 p 5 if to �O O wr N- 2 s b „ „ „ „ , „ mil , „ „ „ , 1 1 1 1 I 1 9 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 • a IE 2.01 I I I I I I I I I I I I I I I I I t I i l l l l 1 1 1 1 I I 1 5 L 7 LL r ' lir•r K1 12 yp�a„t r000000rORMiommie CN1At+ 4m000 w1Eam 8m $o r r R . 4 E I m d W W M OOOCOOOONliimin�{�NOvaWUIrrr0 - 01 o2 00 Or 3 1}�ZB�`tV fti m 001 Al v i a}ID 10000O0,...m7+7+A 7r-x}000 �D {�} ppr gp i r N� � Or Or 1. Q1 4; NIA H 1 1 1 1 1 1 I,I I I I I I I I 1 1 1 1 1 1 1 1 I I I I I I aw i 5 § a .. 1 N 4 8888 g- 5t O11yNV7c�vyy _--1 p _..._J V 49 wn ggggOg!gOOo0000088g808888 .-6bgo w} w} 4. O ee00000 00 000 0000 fi d �L Ui N m OOCIOOOOOg i17:-tVi+'iQlif,ertepoi 4000vo 2 o.2 1...1-. Z9 39dd ZDi L I985Zb 8E:ZZ 9661/t07T9 ' , m m W Site reference : 00002219 - 2 - Site identifier : 000000002219 v Everett Flag no Z i a ill-Ft Driveray a a- Out AXLES/2 Week beginning Mon 25 Jan 1999 TIME IN Monday Tuesday Wednesdays Thursday Friday Saturday Sunday Weekday Week 26 27 28 24 30 31 Average Average 00:00 - 0 0 1 - - - 0 - 01:00 - 0 0 0 - - - 0 - 02:00 - 0 o a - - - D - 03:00 - .0 O 0 - - - a - 04.00 - 0 0 0 - - - 0 - 05:00 - 0 0 0 - - _ 0 _ 06:00 - 2 0 0 - - _ 1 _ 07:00 - 0 0 0 - - - a - 08:00 - 0 1 a - - - o - 09:00 - 6 3 2 - - - 4 - 10:00 - 4 5 5 - - - 5 - 11:00 - 7 8 3 - - - 6 - 12:00 - 8 e s - - - 7 - 13:00 - 8 10 5 - - _ g - 14:00 - a 7 8 - - - 8 - 15:00 - 6 8 6 - - - 7 - 16:00 - 11 6 5 - - - 7 - N 17:00 - 6 7 3 - - - 5 - v 18:00 - 6 5 4 - - - 5 - i- 19;00 - 4 3 5 - - - 4 - 20:00 • - 3 7 2 - - - 4 - 21:00 - 4 4 2 - - - 3 - 22:00 - 0 0 0 - - - 0 - 23:00 - 0 1 1 - - - 1 - 12, 16, 18 & 24 HOUR TOTALS 07:00-19:00 - 70 68 46 - - - 51 - 06:00-22:00 - 83 82 55 - - - 73 - 06:00-24:00 - 83 83 56 - - - 74 - 00:00-24:00 - 83 83 57 - - - 74 - AM PEAK HOUR 11:00 11:00 10:00 PEAK VOLUME - 7 8 5 - - - 7 - PM PEAK f0UR 16:00 13:00 14:00 co PEAK VOLUME - 11 10 8 - - - 10 - u, co WI N v co m ri N 01 CI Traffic Count Consultants, Inc. Printed at 22;04:42 on 02 Feb 1999 co '01/61/1996 22: 38 4258618 TC2 PAGE 04 • • • -1 ...°A-1' -7 o>y 0000--, NNf�N '- - -+�����--+0gq000pp000QQ 00-1 1-1 N uii - rn OQ�Q,JN WN O,OmJTU1SWN-.O�OWJc5+2TaN(G m3 1 r! -41 7CU 7C'D 0000+ O•o 000.0. 00•• O•• •p• •, ,• ••+60060a0 r-�m m T T m -rl m Q000� ob000c�ooSSoS6HHOa 00000001 2 Adn " VS VS R e6 56 ocloom F MC C MC 0000 g) 2 b a h o m o O -i^}i O•�(r.1H y�i(q yt .ai(N OIp-1 000{+.-+(.1 Srtw O,J JJ,DJ=—ON000000 Pm O O 0 ^ N rt ti I N b p p V/ I N 94N0-.-'W-'-'N VI-.WW�4.P4 rr744 Qo W c) 000NONNNN-,N0W-+--,00-,000000 8 S 0000_0..,._„00...000.0.. . A 000000NANWN-+0WW00■000000 0 Rl -1 Fa it v, —1 -I• c. xi-. =1 Apr I -In v -1 4 i Z 12 l i y N. ' A 4, I 8 O O T p 0- OO ON 10 FA N to N LP 01/01/1996 22:38 4258618E TC2 PAGE 05 '1 :w1032, yV o t?- N N .... '--`-'O o0p0000 W-1 H m 7 fTl r"3 OQl 171: N (.a7N-+O!DT::JQl.Vf'WN OtPW TT9WN-+c? 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W}LL. ; 't 0 W.-. 00000000000v04voo 00 0000 a:,}q( a.Yq ' C NtOt) OrNfnaln.DNCOQ)Or Nn)vhkONODO 0,--Nri Nr-�otav W� 7�,LL] 1- V) M FM 0000000000rr^rrrrrrrrNNNN r0000 0.0. 0.0.0. f- 99 3E d Lai 9T9BSZb BE:ZZ 9662/TWTQ 01/01/1996 22: 38 4258616 TC2 PAGE 07 yy pp 4 pp 44 N N N N O O O O O p 0 0 0 0 W-I 9 �_N} --$ =[13 =�,3 80,OIQN WN-.0WW-l07/n?WN-.4WW:-,4TVIPWN�A •" C Ib W .... ... .. .... .. .. .. .. i rt , y QpjpgQ ggggggg00co000000000000o m n m‹P mC� II } !_ a o ot]0000000000000000o P7c pp �, g m o 0 0 0 P. ,o au in QJ N .. r i�4j A J { p 0 — T a= l�,pq m QQ�� ]SG'f� -4 0 O hS-2 �4.(.�O�d 00J.Wb0101JMCOMm-lA0+00N000000 rA CNOO,] j o . J 3 ..._— ,—..__....00 3000 0 00JJOJNwJJ(N(, W-IJQ0J000000 O ()J d OOOJ JNNNNLI 000000000 l!I 0000M--.J W�N W N N�N O O-X 0 0 0 0 0 0 ;+V m 4 ; N 8 01 -, i C_, 0,A 0 S1 +. 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O Cp _ r r U E 0300DU�II N 1:10 w _tai y o O o 0 F,. g w �y r�NNN YO - 00000o 0000000000000000 �r°d000 w}� '� W`+ 0000028E o00000000opoC000 0000 dY • .-,,t I`• x ¢x yry Nw b.-N00000000,r C-000N0 Q- r7 Nr0.DO 1c_ EL- - h 0 p .. 00000000000-rrrrr��""r NNNN r000Q I 60 3E d ZDl 981985617 8E:ZZ 966T/10/10 , • • Attachment " E " Queuing Analysis Worksheet S_ -TALIZED QUEUE ANALYL Project Name: Tigard Magnolia Hi-Fi KITTELSON & ASSOCIATES, INC. Project Number: 3541 / 610 SW Alder, Suite 700 Analyst: BLN l Portland, Oregon 97205 Date: 03/04/99 � (503)228-5230 Filename: H:\PROJFILE135411QPRO\SIGQUEUE.W Fax: (503) 273-8169 Intersection: Highway 99W/SW Dartmouth St Conditions (yr,alt., etc.): 1999 Total Traffic GENERAL INPUT PARAMETERS: Cycle Length: 140 sec Confidence Level (C.L.): 95% Storage length/vehicle: 25 feet APPROACH/MOVEMENT MITIGATED UNMITIGATED NBLT INBTH/RT NBLT INBLT/THI NBRT INPUT PARAMETERS: Volume (pre-PHF) (vph): 525 165 310 310 70 G/C for movement: 0.09 0.09 • 0.09 0.09 0.19 Number of lanes: 2 1 1 1 1 CALCULATIONS: Length of red interval (sec): 127.0 127.0 127.0 127.0 113.0 Average total queue(veh): 18.5 5.8 10.9 10.9 2.2 Maximum total queue (veh): 26 10 17 17 5 Total queue length (feet): 650 250 425 425 125 Required storage/lane (feet): 325 250 425 425 125 PERMITTED LEFT TURNS: Opposing volume (pre-PHF): Opposing sat.flow rate: CALCULATIONS: Opposing flow ratio(Yo): Unblocked G/C: Effective red interval (sec): Average total queue (veh): Maximum total queue(veh): Total queue length (feet): Required storage/lane (feet): METHODOLOGY AND FORMULAS USED: Length of red interval=(1-G/C)'Cycle length Queue length=Maximum queue•Storage length per vehicle Average queueAane=Volume•Red Interval/3600 Required storage per lane=Queue length/Number of lanes,rounded up to the next highest whole vehicle Maximum queue: Random arrival/Constant service Random arrivals behave according to a Poisson distribution. Opposing flow ratio Yo=opposing volume vo/opposing sat.flow rate sop There is a probability equal to the confidence level desired(e.g.95%) that the queue formed during each red interval will be less than Unblocked G/C(gu/C)_(g/C-Yo)/(1-Yo) or equal to the maximum queue. (Prob.of arrivals=N)=(Red Interval)^N•exp(-N)/NI (the Poisson distribution) (Prob.of arrivals>=N)=1-Sum of probabilities for vehicles 0,1,...,N-1 Max N: Highest N such that the sum of probabilities>(1-confidence level) Jchltect1Jre• Engineering •Value Engineering•Construction Management 701 Dexter Avenue North #301 ♦ Seattle,Washington 98109 Tel: (206)285-4300 Fax: (206)285.4311 OLYMPIC E-mail: oac-in6.com ASSOCIATES C O M P A N Y January 4, 1999 City of Tigard 13125 S.W.Hall Blvd. Tigard,OR 97223 Re: Magnolia Hi-Fi Dear Interested Party: Olympic Associates Company is representing the owner of the property located at the southeast corner of S.W.Dartmouth and S.W.Pacific Highway. We are considering proposing a Magnolia Hi-Fi at this location. 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: When: Wednesday January 27, 1999 Time: 7:00—9:00 p.m. Where: Richard M.Brown Auditorium Water District Building 8777 S.W.Burnham Tigard,OR 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(206)285-4300 if you have any questions. Sinc- • "ss Proje chitect 4GtGe FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS Community Development Shaping A Better What is the purpose of this neighborhood meeting? Community The purpose of the meeting is to allow the prospective developer.to share with you what they are planning to do. This is your opportunity tq'become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. What happens after the neighborhood meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of the public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What if the proposal presented at the neighborhood meeting is not what is actually submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How do I know what issues are valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. For your assistance, the Citizen Involvement Team [CM has compiled a list of helpful questions to ask that may assist you in determining your position on a particular proposal. The following sheet lists those questions. I:\CURPLN\JULIA\CITINFO2.DOC TI rICAL NEIGHBORHOOD CONCERn,,: QUESTIONS TO ASK TO MAKE SURE YOUR CONCERNS ARE MET The following is a list of questions developed by a subgroup of the Citizen Involvement Team. These questions are intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. Process What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? Whatchanges or additions are expected prior to submittal? Will the decision on the application be made by staff, Hearings Officer, Planning Commission or City Council? How long is the process (timing)? At what point in the process are citizens given notice and the opportunity to provide input? has a pre-application been held with staff? Have any preliminary requirements been addressed or have any critical issues been identified? What Planner did you speak with on this project? (This person is generally the Planner assigned to the case and the one to contact for additional information) Streets Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? Are streets proposed to be public or private? What are the proposed street and sidewalk widths? What are the emergency access requirements and what is proposed to meet those requirements? Zoning and Density What is the current zoning? What uses are allowed under this zoning? Will there be a re-zone requested by the developer? If yes, to what zone? How many units are proposed for the development and what is the minimum and maximum density allowed in the zone? Drainage and Water Quality What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? Trees and Landscaping What are the tree removal plans and what is proposed to mitigate for trees removed? What are the landscaping plans? What buffering or fencing is required and/or proposed AFFIDAVIT OF POSTING NOTICE ,3747":5i• ,E , ,C,,t" ,,),.. �5,}Y• 'J,.',t,. s i'M, •' '.."u P' `�`i�r„�`. - 3.•,:•:•.,...•? ' f r, s•`� f,3''.'. . ;7".'t * ^ , :�.;4 ., ,4,r• •. •3Qp,i�y4•.:' •••:.:.... !;.', .....�. i"::•..,Q.t� .:' #..i.i tiS:c 7' 4 ';f4 m r rirf: :r rrr.,:,4, :• . f ;p,, 7 .; i:. J.....1.,' j a�, . ( .�:: Jai �' 4:05` y• .re:ec. .•. •ate' .4... •ir•?�°'}`II ar ,:' •• ,%)' •;1?!C 't ),.c Ati C n+c, y�• gyp t': • . .. .. ., 7: iI�.V 2T7'Ip• Y Y� V .Ta�• ` •• ;p,'' r • /' i I, .Ai t I(tt'41 (' t0 ael2.v do affirm that I am (represent) the party initiating interest in a proposed m nobs J-ti .fz,l S ea- affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) .a . r. CO( e • .t4J. t. aPC/S1 425,l4JI ". '.c r - - hof , and did on the , .,"'t day of_ �'a.K _ 19 personally r ' • � p y post notice indicating th t the site may be proposed for a �,1 tleUet00r110,14- application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted'a 5� PA-44.i` t-kA/ Ai .0) S (state location you posted notice on property) ) /. ._ i ..A.. Signa ure ( he prese Ce of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 5 day of , 192. • .f OFFICIAL SEAL f 1 ,e(-,;`, EDEN C. STEPHENSON O ` ,0"" NOTARY COMMISSION NO.314162 ( ( MY COMMISSION EXPIRES JULY 5,2002 1 NOTARY PUBLIC OF OREGON ,_---- _,..._�-.-�-..-`1�-ti-��.r My Commission Expires:3 5, O 0-D__ (Applicant,please complete information below for proper placement with proposed project) +NAME OF PROJECT OR PROPOSED N P TYPE OF PROPOSED DEVELOPMENT M i(_ ,. e, �Name of Applicant/Owner: � - i Addrese or General Location of Subject Property: A. r, r• - .a, . #4 W _ . . .4.-1 :. ; LSubject Property Tax Map(s)and Lot#(e): - ► • .r trloQlnlpit tylmasterelsffpast.mst .AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, 3 ■\ o.w� �L-� .. ��' ; being duly sworn, depose and say that on M..- 5 , 194, I caused to have mailed to each of the persons on the attache list, a notice of a meeting to discuss a proposed development at (or near) "LE SNA-1/1 e,,S'f- c tYr7ev -5. IA). DZr'trF7 oaf-)i S,W t PAC a copy of which notice so mailed is attached hereto and made a part of hereof. 1 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 5 erg. -te. , l.0 4 , €t.ue Arm e- &atrial with postage prepaid thereon, t)a' C Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and swom/affirmed before me on the _ -� day of>"\&r v NS , 19g q �) I'= OFFICIAL SEAL () c r EDEN C.STEPHENSON { ;� COMMISSION NO. 314162 ( MY`O��SIOON����tiULY 5,2OO2 NOTARY PUBLIC 0 OREGON My Commission Expires: 3,.,.S,) S, Zoo (Applicant,please complete information below for proper placement with propoaed project) NAME OF PROJECT OR PROPOSED NAME. .' ' o " •- j TYPE OF PROPOSED DEVELOPMENT: ; ' r �.tre- 1 Name of Applicant/Owner: • _ ,d • ! �.• - .,..,d,� . - arr. Address or General Location of S 'jest Property :a ._es '. . 1 - +. • - rI •. 'T AA) P • • Lsubject Property Tax Map(s) d Lot#(a): CC) I moon pattytrtusterslattmaitmst Timothy&Jennifer Reed Ben&Laura Lee 7775 S.W.Pfaflie Street 7745 S.W.Pfaff le Street Tigard,OR 97223 Tigard,OR 97223 Donald&Grace Hall P.O Box 19089 Donald at Grace Hall Portland,OR 98280 P,p,Box 15144 Worcester,MA 01615 John Fisher Pacific Crossroads Properties I 2809 N.E.58th Ave 806 S.W.Broadway#700 Portland,OR 97213 Portland,OR 97205 Nick Park Julie Johnson--Life Estate 11654 S,1.W.Pacific Highway#5 P.Q.Box 609 Tigard,OR 97223 Lincoln City,OR 97367 David Schulz Abdul&Ismat Qayu n 11649 E.Via Montana 18245 River Edge Ct. Yuma,AZ 85367 Jake Oswego,OR 97034 Paul&UM Doughty Brattier Real Estate Inc. 10150 S.W.Canyon Road 307 Broad Street Beaverton,OR 97005 Seattle,WA 98121 WaremaM 0' Costco Wholesale Corporation 3336 E.32i4 Street #217 P.O.Box 34331 Ittlss,OK 74135 Seattle,WA 98124 red Millar,Trustee City of Tigard 030 S.W.Moody Ave#200 13125 S.W.Hall Blvd 'ortlend,OR 97201 Tigard,OR 97223 tanley Mcgrath Mary Jensine Myers,Et.Al D6 S.W.Broadway#700 806 S.W,Broadway#700 oatland,OR 97205 Portland,OR 97205 reg Stoltz Ed&Fran Egan 1220 S.W.Driftwood Court 14635 S.W.Bull Mountain Road gard,OR 97223 Tigard,OR 97224 Earl&Marilyn Elias Craig Minor 13540 S.W.Village Glenn Drive 14210 S,W,Windsang Court Tigard,OR 97224 Tigard,OR 97223 Paul E.Owen 10335 S.W.Highland Drive Beverly Proude Tigard,OR 97224 12200 S.W.Bull Mountain Road Tigard,OR 97224 Naomi Gallucci Sue Korman 11285 S.W.78" Avenne 11250 S.W.82m Avenue Tigard, OR 97223 Tigard,OR 97223 Sally Christensen Mary Ann Melvin 15685 S.W.76' Avenue 10385 S,W.Bonanza Way Tigard, OR 97224 Tigard,OR 97224 Stephen Bicker Marls Bogart 14235 S.W.79th Avenue 13335 SM.100tAvenue Tigard,OR 98224 Tigard,OR 97224 Twyla Brady 9360 S.W.Edgewood Street Tigard,OR 97223 a 3 •._---�___ °°., yen 7872 AASO 2-22 11 Parcel _'_�--- * X03 a.e 4461 a:,3 :R02e2foi : ba s+omm / is a AMU Timothy a _-- ---+_-_W-- Site :7775 SW Ptaffle�g3enriifes server# :1S136CA 01300�** 1�tnii :7775 SW p St �&ge 97223 of a ad 07/07/93 use :1014 Res x#ffla St T7,ga� Os 97$33 rave Iliad :$77,000 Tela ha =raat:906.00 $ oCk:z p 433,100 P !76:503-598-�p18 98_g ;$S7,330 Subdiv Thomas Bros:g55 G3 9 Tames :$2,353.05 egal a :AM., .32 M 2 +--Eth11.00 Y8:1945 Lo gf=:13,939 8areel -•---- 14___-.. D tcosoan / b1dASF:977 Owner :Lee � f--- Ac:-32 Site Be $ Laura K .�....-.._--,.w :7745 SA Praff Aef9are :141360► 01400 1tai1 :7748 SW PfaPfie St Tigard 99229 Rfered Vac 1014 Res,Zmproved Tigard at 97229 see reie :Tract:396.00 Lend :453,100 Phone.S03-639-2771 Bleck;l 98-59 :$87,394 S�bdiv Thomas BsOS:655 G9 TiXaa :53.673.79 Legal :ACRES -211 ��li7n_i 4 Hth:1-00 1r8:I9a8 Lot ...—_.+__ -___ sgft:12,196 Parcel -110282483 81dgSF:1,542 Owner :Kall Donald Ustrosaae / Waa MU-------- 'Ac: .28 nald W 6 G �--_.- --+ Site :11655 SW =Are L *inhere :15136 01600 Site :PO Sax 19064�T=G tray Tigard 97223 neared :11/01/93 Use :2012 Co w,a�p.rovEalarid Or 97260 Price 4820,000 79 Telephone; :3'tact:806.00 Ladd :8890,790 3ubdiPvatse; T1ock:Z 98-99 TMkaa :$1 45,010 homas Sroa:655 C3 'i2i•{01.09 $ Legal : OREs 5.81 RCA' Y8:1943 * a t_.--------h: _ Lot Sgft:253,093 Parcel ._ 24z MetYasaaa / 8 nOU-0,----- . owner :Hail Donald W c Gr /i1- ----F -: bso Site iCe L Bt Rsrpat# :1S136CA ---__• mail Addrfz�+ Xferad 01601 Use 'YO 80x 25144 Worcester I4a 046.15 YriCe :'012 com,1 L+a.nd etne4S :Tract: mpzove�t :$446,980 Telephonist Thcck: se-9s imp :$507r160 Legal Thomas aces: # :$12,094.03 Legal: :AcnnS 1.20 9th: YS: Lot s i S *__�------ c t:s2,272 Parcel :140283017`--T.____., 8idgsF: OWner :Fisher John S Qi'esoaa / sbi t� J-_- _._ Ac:1.20 Site :7825 3t fs ScI� :19/36,,► `-_-__-_* Nail :2AQ9 59th AvRSt Tigard 97283 *feted :08/25/9805404 Nai :1011 Tortlsna or 97319 abd =5189,850 Celtsl3ai'ironed :x:;�e;306,00 Lstea :�BS,o3a Telephone: 8lo�k:l 9e-gs ma :$95,100 5ubdiv I'haleae Broa:655 G3 :52.228.13 Lege l :AcRE9 .46 aaclrm;4 8th:Z.O0 # 6 �,_ `x'8:1950 Lot Sgft:x0, 037 Rareei :R0284t14 - e 8jdq�Jl':2,980 a6+es :pacific Mmtanateen / �n -4!S CroasraaWJ-•--___ -------- Dike :Iacif c crossroads Praperties i Reared :15136-- + ;11 :106 SW a Pacific Hwy Tigard 97222 Price! 104/10/87,273, 00100 hie :2012 WoB oadway 5700 Portland Or 37205 Price :55027 0 leph:oho;TraeE:306 paroveel aloek.1 ?mod :8209,2500 Thomas esos:655 l3OH'99 Tames :92.203.18 egai ;ACRE,S .47, SEE Al ACCCU er' 8th: NSfSf p Y8: Lot sgtt:20,473 bld s The ZAlaraW C i va Provj I+ P: JIC:.47 named Jes131b2o. Bat I 4 Nee Guars461144. �,..�y y�,,._ r9�.14-Z2 11:99 P.W5/ - : Jt�Qan / ` xbi em mu. • ParcSl :80214123 Refar# :1s136CD 00200 • Omer :Pacific crossroads Properties I %fared :04/10/97 Site :7/40 sw Pfatfle St Tigard 97222 price :$6,273,000 Mail :806 sw Broadway 0700 Portland Or 97205 L•nd :$300,020 Usc .. :2012 Cart,II+proved Tipp : Census :Tract:306.00 Bloak:l 90-99 Taxes :$3,902.66 Tel aphone: Thomas Bros:€5 5 43 Subdiv Lsq.1 :ACRES .8?, Stt Al ACCOUNT'S) Btdrm: 9th: Y2: Lot Sgft:20,473 y 81d0r: Ae:.87 $ 9 i-----------..r---.r; Pittr Sorb /` ta*b4 7 oa (01U---.----........-----.--* Parcel :80204132 RefPar* :15136CCD 00300 owent :Pao1Tic Crossroads Properties 1 $texas! :04/19/97 Site :11/05 SW Pacific Hwy Tigard 97223 Price :$5,273,000 Mail. :806 SW Broadway 0700 Portland Or 57205 Land :$306,220 Use :2012 Cam,Zrtproved Tap s Census :Tract:306.00 Block;1 90-99 Texas :$3,319.39 Telephone: Thomas 8roa=655 !3 SUbdiv Legal :ACRES .74, SU Al ACCOUNT'S) Baden:: Bth: YB: Lot 55Q ff�t;:20,,473 el dgar: Ac: ./4 K9 ... ---........-f---. ---; m++mo oa / V om ( )---n-.-+.w----------* Parcel ;R0294221 game) :15136CD 01100 Owner :Pacific Crossroads Properties 1 Xtered :04/18/97 site :•N: Site Address* Price :$5,273,000 Nail :906 SW Broadway 0700 Portland Or 97205 Land :5297,950 Use :2012 Com,Imptoved I :$020,060 Census :Tract: Block: 98-99 Texas :913,940.34 Telephone: Thomas BroS Oubdiv Legal :ACRES .72 Becirm: 15th: YE: Lot Sgfts20,473 214g5r1 A4:.72 0 10 + . NseroSeaa / tla.b8 tea /OW i Peree4 :00289249 RsfPar$ ;13130CD 01300 Owner :Pacific crossroads Properties 1 X#sred ;04/19/97 site :31711 SW Pacific Hwy Tigard 97223 8rico :55,273,000 Mali :806 SW Broadway #700 Portland Or 97205 Lend :5128,290 Use :2012 Com.Iinpreved Inp : Census :?tact:306,00 Olack:l 99-99 Taxes :01,390.56 Telephone: Theme Bros:655 r3 subdiv I,stga% :ACRES .3%, SEE .Al. ACCOUNT(S) Sed.Cte: ate,: Y81 Lot Sgit:2(4 473 B1dgSrt Ae: .3Z # 11 •----.- _ . Mier.Seaa / Vasbsugt row- .-* Parcel :x02114258 Reffer# :1S136CD 01400 owner :Park Nick S Pissed :11/22/95 Site :11650 SW Pacific Hwy Tigard 97223 Price :5640,000 Mail :11654 SW Pacific Hwy $5 Tigard Or 99223 Lane! :531.1,360 Uae. :2012 Coaa,Xmproved lap 15344,460 . t.ansus :Tract:307.00 slock:l 98-99 Taxes '69,87$,75 Telephone: Tho;nss Brae:655 63 Subdiv Legal :ACM .88, SEE Al ACCQUIIT(S) soden: 8th: YS: Lot Sg1t:36,333 bldgSF: A4: .88 * 12 •- - - Matxa$eax / WashLxytem f • ---. • Parcel :10264267 11eFPsr$ :131.36CD 01401 Owr:er :Johnson J lie A. Life Estate Xfered . Site :11646 51w Paeifie Hwy Tigard 87223 Price . 'Sail :PO Sox 609 Lincoln City Or 97357 Land 1$139,290 Ise ;2012 Com,Irnproved rep :595170 sus :Tract:307.00 sieck:l 98-99 Taxes :52.628.50 slaphons: Thomas Pros:655 03 ubdiv . 2911 :ACRES .34 sdrm: Bel:: YU: Lot sgft:14,ale 01423r: Ac: .34 t • rftoreveLion PrayI,ird Js Pow*1 Paliable, But Is kit ev1 rat nta a:. Pax-#1 -_ ---- 11:5s R P.ew/e alRSar = --------- Ngt osat / wa, a :Schulz David Tx fim :1j660 SW P Rt;Pir0 :1$136 __,� • Mail ;11649 6 .1fic Hwy Tigard 97223 ;timed CD 01500 vt# :20Zy CE Via Montana Yuri at Is3b7 Price Cenams :Traot:07 QOro"#d LaAd =535 dlvone: 81oak:= 9A_p � 5211,940 Thou Eros:955 83 9 Taxes :56, l5a.76 Legal :ACRES .aa 8ndrm; iCh: # d +-__ __ YO: Sgtt:39 Owner :t�oa_—.- -- LO aktra .332 bsa 81dga!'; sit Qayu:n Is mat ve°'o f�?-------__ Ac. .Oe e AAdul s slat RafPar4 •_.__'�`---* &te • No Gila Address* RtRtl:d YSI36cp 01501 Use 18245 River edge Ct Lake Geis# e :2002 Vbcaet,co Q Or 97t}Sq Price :$50,000 Cenfus :Treat: manercial Land :$108,010 Block: Telephone: �ubdiv Thomas Bross 9a-99 Taxes :$Z,oa5,15 Legal :ACRES .99 eGdrla: 8th: t 3! .---- Y8: Parcel :R0294294,---- Lot SQfCdt3.la4 --- � iA / p l fOR,I i] y J sic: .99 Paul L4121 ---�' Site :1167 Rrfp,sr `'w--��_�• �1a31 :10350 SW Pacific Hwy Tigard 97223 Ofered �1s166CD 01600 CeAaus ;2012 Cean,Imorevesad Beaverton Or 97005 price the T#le :Tract:307.00 Land :S170.910 Talapnane:503-644-2642 . ho a:l 88- P :$237.250 Thomas aZO'a655 G3 89 Taxes :95.037.65 be�galn: :ACRES .45 9 d +`_Rth: �' Lot 5glt:19,Got Parcel -- _ _ :RO26a30i Sldgsrs Owelat :Doughty ,7 P4it1 t Liles rQR1--- hc:.45 Site li ,_-_--- Z=670 Re ar�I --------_r Matt sW Pacific Hwy Tigard Xf#r!c! '1S13SCE 01601 M a :10350 SW Canyon on Ad Beaverton 972297005 Price Cans�s 8032 Goan 1,.p d rto0 Ct Tclaptta4lt: 3 504 Q26$2 Slookil Imp :$113,710 sybdfv Thomas espe:6Ss 6399-99 Tawas :53,76.5.76 Legal =ACR1:S .91 8p�' 8Ch; # ;z Y9: Gad ----------- Lot Sg#t:39 Par ;R028 -`; tib5e : 639 Owner 4329 aa �/ was aldgSp; -- , " Site :Brattier Real Estate °Pk°n (AR)--- -�------ 11698 5a Inc Re;Part : 3/14/9 -----�.w "pail :307 pacific Hwy Tigard 37223 Xfatid ;p3/ 02800 Use 8i0ad St Seattj 140 9012 :03/14/97 :2012 cam, ro�rod i PriCe :5550,000 Census :Tract:307.00 Land Telephone: a3ock;Y =5$9•1b0 Legal° :mss ,1 Thomas Bros:655 G3$8-99 r , 44,165.60 �ed�° 8th: 2 Y8: 19 t••-�-.__ Lot 9gtC:7.405 Parcel -----. 0 19 :R0284347 tapplean J Ir 1dg8F: vita � :Brattier Real Estate fal------•----_ -Ac: •I2 :21710 stir Inc ltif9gr r15136Cp 01909 `-� fail lselfic Seattle Tigard 97223 Xtgr� :03!19/94 rile 'ZO�zaS'oad SC Seattle We isu8 Coca,zmbarev�d 96121 Price :6560,000 =Tract 00 vOAl�: t:307. 8�.vak;1 end ;$131,100 :gal Thou 8roe:655 GB90-99 Taxes :01,022.24 .32 3s alma: 8th: YS: Lot S vft:7.4o5 ald45E: Ac:.32 rhe rnrorteaatav lsevi a nd ZS ,011Mlr:ed Saii♦pJoi jut l4 Nat Gt+aragtCid. F .ee .2 v• -22 1i�(So 0103 P.07/0 .__. aMtz dCaa / WasaiAirtan lea .._--* Parcel :10294356 RefPat* :15136CD 03000 owstsx :Waaet+tart Inc Xieee :11/13/94 Site :7501 SW Dartmouth Rd Tigard 97229 Price :91,233.100 Mail :3336 E 32nd St 4217 Taiga Ok 74135 Laud :$1,040.760 Use :2003 vacant,commercial D . cenaur :Tract: Block: 90-99 Taxes :513,554.75 Telephone: Thomas Bees: subdav : Legal :AC•BtS 5.15 Bedzm: 8th: Y51 Lot Sgft:Z24,334 91dgS3': Ac:5•15 Y 40 •----- *eredrao / fitaaing40001 fit) ..._..-._..._---• Parcel :RO284392 ttefPar4 :15130CD 02300 owner :Cesteo Wholesale Corporation Xfersd :03/23/44 Site :7850 SW Dartmouth Rd Tigard 97223 'Wee :43,000,000 Bail :PO Boa 34331 Seattle Wa 90324 Land :32,311,940 Use :2012 Com,Improved Imp :41,362,040 Census :Tract: Block: 99-99 Taxes :5125.376.11 Telephone: Thomas Bros: Subdiv :Palmer Acres Legal :PALMER ACRES, LOT 1-3, PLUS 8edrm: 9th: Y5. Lot Sgit:561,924 B1dg3F: AC:12.90 4 Al +------------ --. t i t / &ambito= ro -- • Parcel :12260875 Xefpir* :15136CD 00101 Owner af4'L3ler Ted L Trustee Xfersd :04/28/93 Site :11675 8W Pacific Hwy Tigard 47223 price :$500.000 Mail :3030 SW Moody Ave 4200 Portland Or 97201 Land :5149,720 Use :3012 Com;Improved To: . Census :Tract=301.00 block:l 98'99 Mee :51,612.15 Telephone: Thomas Bres:653 43 . Subdiv s Legal :.5 5$ .33, SEE Al ACCOUNT(S) Bedew 9th: YBt Lot 5qftt:20,4113 03.dg3F: Ac: -3? . / i. 22 • -.- : r oSesa was am •-- --.----1----.fir--a Parcel ;A4266694 Whir* 115136CD 00102 Owner ;Millar Ted L Trustee Xfersd :04/28/95 Site :11605 5w Pacific Hwy Tigard 97223 Price :3900,000 Mail :3030 SW Moody Ave 0200 Portland Or 97201 Land :4292,690 Use :2012 com,Improved Imp : Carious :Tract:306.00 81ock:1 96-99 Taxes :53.064.02 Telephone; Thomas 0 OS:655 43 Subdiv : Layel :ACM .69, SEE Al ACCOUNT(5) 8edttb: !labs YB: Lot 9gtt:20,473 BJ.dgSP: ds.69 4 29 •--- : 9htseliat & / Weakiagtsia ( J * Parcel :R2032331. Rifflrl 451360B 01400 owner ;Pack Nick S xtsrecl :41/22/95 site Olio Site Address' prize :6640,000 Hail :11654 SW Pacific Hwy 45 Tigard or 97223 Land • Use :2012 Cam.Zfl roved bap :93,940 Census :Tract: Block: 98-99 Taxes :955.94 telephone: Thomas Bros: Subdiv : Legal. :Im8ROvEMENT ONLY. BILLSOUD PERMIT . Pedro:: , bth: Y3: Lot $gft�.y`• / � -}������slow: Ac: 0 24 i ....-----; 1Mmw� / `a bit ------- Parcel :82036296 eefVir$ :15136CD 02004 )wnez :Tigard City of Xfsred 09/16/93 tit. :`No site Address' 'vice : :ail :13125 SW Hall Blvd Tigard Or 97223 Lend :571,990 'sae 19152 Gov,city e aus :Tract: Block: 90-99 Taxer elephene:503-526-2470 The as Bras: abdiv . !gal :ACRES ,.32, 1OW'.A55ESSASLE wirier 8th: 718: Lot agft:13,503 Rldg9s: Act .31 Mr ninmeaCiiy0 Provided Is Doped Ral:taWm, sub 7a Me; GPutealltaed. A0,12-22 l i e 66 yams e ive/os #,25 . r►_-"..._ • . MietteScmia / Washington (MU - * Parcel :112045943 xerPs:r$ :1513600 04300 Owp :Watemart Inc xlored ; Site :'11e Site Address* trite Mail :3336 f: 32Ad st *217 Wes ok /4135 Land :9634,290 Use i2002 Vaaant,Cemmeretal Zap Census :Tract: sleek: 9$-99 Tares :$7,727.40 Telephone: Thomas Bees+ 9ubdiv : Social :PARTITION PLAT 1995-013. Los PT 2. Sedan: Bth: Y8: Lot Sglt:153,/66 $1dg5F: A.c:3.53 0 211 *---r lastreenail / Va llingto4 mu • parcel :P2050034 9efPar* :15236CD 00100 owesr :Megratk Stanley R Et Al %fared :04/16197 Site :•fro Site Address' price :95,273,000 Mail 2906 SW Broadway #700 Portland Or 97Z05 i,and t vee . :201.2 Ca*,Improved 11p 4301,750 750 census :Tract: Blocks 99-99 Taxes :$5,373.99 Telephone: Moires Stos: Subdiv Legal :WPROVENUT ONLY Bedcm: 5th: YB: Lot 8grt:20,473 81dg$t: A :.47 # 27 * : • ilettuSo*a / Was gtna (0?) • Parcel :112050035 ReePer# :1S136CD 00101 owner :Hcgrath Stanley R Et Al *fared :04129/95 Site o :+Wo site Address'' Price : Mall f . :8On 8W Broadway 0700 Portland Or 97205 Land : Use :2012 Cet,2Mproved Imp 15193,670 Census :TYSCZ: Block: 98-99 Taxes :52,726.23 Telephone: . Tho aaa 19roe' Subdi v z Legal :XMPROVEMENT ONLY 8edm, 11th: Y8: Lot Sgft: BldgsF: Ae: r 2e '-- • slietrosian / Vaa iegtcs MR) - • Parcel :R20S0036 Reflsr$ :15126CD 00102 owner :Mcgrrath Stanley R Et Al xfeced :04/28!95 Site :oft Site Address* Price !Sail • .806 9w Broadway U100 Portland Or 97205 Land Use :2012 Cem,Improved Imp :$232,410 Census :Draet: block; 90-99 Tames t$3,Z71.64 Telephone: Thomas Bros: 3ubdiv Legal :IMPRZN22l aJT ONLY kSodza:: 8th: YD: Lot Sgtt: 21d0F: Ac: 0 2$ * - u!' e'an / W (c4U e Parcel :R2050037 $efPer# :16130CD 00200 Owner :Myers Mary Jensine Et Al Xrased :04/19/97 Site :'+No Site Address' Price :05,273,000 Mail :808 SW Broadway #700 Portland Or 97203 Land : tie :2012 Con►,Improved f :4136,300 Census :Tract: Block: 98-99 Taxes :$10,925.50 Telephone: Thomas Gros: Subdty Legal :IMPROVEMENT ONLY Dadra:: Bth: YS: Lot Sgft:20,473 aldg3F: MI .47 * 30 0 • >drtrofo.a / Vaa vas (ON-.,..__, ____------..._* Parcel. :112050030 RelPax6 :151360 00300 DWne7C :layers Mary Jensine St Al Xteaed :04/18/97 Site :ebfo site Address* Price :65,213,000 Kai.! :806 s% aroadw.y #700 Portland Or 97205 land z ' Jse :2012 Cosa,I1tiproved TeO 1$141,91.000 '.arieue ;Tract: Block: 98-99 Taxes :315,634,61 7elephane: Thomas Bros: :ubdiv Agal OWPAOAMENT ONLY adrm: 8tht WI; Lot sgft:20,473 Sieger: Act .411 The J Cormacior Pravi4sd Is reused Xel1ab1e• Sat iv Not eva[+utteed. w .1Z +- --_ _ d U 12-� 34166 VOW3 12.40,012 * al p90099 mb an / Owner era (QTtl- ---•.-- Sita I.N0 Site Mary Jsnaiae 6t 011 Aefrar� :15136 -------ii. �leii :e0s ;m n:o rtasr Stared :04/11/S7 Site vita :zalt Cep,b1,�rovsd7p0 POttl;ild Di 17205 Laude :$5,273,000 COUNtla :'tract: Telephone: 3,leCk: zap 7340410 sups „ s This Brest De-99 Taxes :3334.27 Legal :2317ROVENZNT ONLY Beds: its,: Y8; I.ot Solt:20,47$ ildgSP: AQS ,47 no. lnlo[a,7e■-n p;bVaded is i1°'M,,,sy stiJSaair, gut lit Nile GLireARrad. REDMOND & ASSOCIATES Geotechnical Investigation Proposed Magnolia Hi-Fi Store Site 11680 SW Pacific Highway Tigard (Washington County), Oregon for Westech Engineering, Inc. Project No. 319.007.G February 16, 1999 REDMOND & ASSOCIATES Project No. 319.007.G Page No. 1 February 16, 1999 Mr. Chris Budeski Westech Engineering, Inc. 3841 Fairview Industrial Drive, SE Suite 100 Salem, Oregon 97302 Dear Mr. Budeski: Re: Geotechnical Investigation, Proposed Magnolia Hi-Fi Store Site, 11680 SW Pacific Highway, Tigard (Washington County), Oregon INTRODUCTION In accordance with the request of Mr. Chris Budeski of Westech Engineering, Inc., we have completed our Geotechnical Investigation at the above subject proposed Magnolia Hi-Fi Store site. The scope of our services for this project was detailed in our formal proposal to Mr. Budeski which was dated December 16, 1998. Verbal authorization of our services was provided by Mr. Budeski on February 4, 1999. The proposed new store site, a rectangular shaped property consisting of approximately 0.81 acres, is located to the south of SW Pacific Highway and east of SW Dartmouth Street in the city of Tigard (Washington County), Oregon. PROJECT DESCRIPTION We understand that present plans are to develop the site by constructing a new Magnolia Hi-Fi store. The new building will reportedly be a one and/or two-story, wood- or steel-framed structure with a concrete slab-on-grade floor. Support for the new building is anticipated to include both conventional shallow strip (continuous) footings as well as individual column (spread) footings. Additionally, due to the existing site grades and sloping nature of the site, we understand that a portion of the new building will include a partial and/or below grade retaining wall. Structural loading information, although presently not available, is expected to be fairly typical and light for this type of commercial construction. Other associated site improvements are expected to include concrete and/or asphaltic concrete pavements for automobile parking and drive areas as well as underground utility services and landscaping. P.O. Box 301545 • Portland, OR 97294 • Phone: 760-1060 • Fax: 760-1372 ___-- ----::;::Yz':'.i.-it: . : IP •4. ....:JON, ,,,„,....._,. -3 ,--•'_ giro-i ri -1-E4\d :'.'1'''.." . 4. • 1 SOW' .10 ifiallilW:4 .''S- 1 . 1■1441 I' i I., (: t7 52 e-ser '1i' :.Ilr• r�Y �i��UM►\ii llD �7 ..e . -•-=='=-' — • – ----,--sitorm7dm.,34. IT)* ,-," --.--2., - e(. ' 1 I ' •'.- A/ _ r ..,/ 1 a, q T1 - � .. � 'i _____„ •_• , _M :. �:"R:--- -=-"- � . � ' ^ •f mow. .� w: •: �:— _— � ' 3• �` , _-- ... . . -� v . –,. -SITE ,,--„F._•_,,. , — -• •.--,,!...7.7.- .ti ♦ err ti.� \ -A/.i--^-- 7 _•N:_• a--•om-• :SAC ^ %. �• h\e r. .J.. '— — obv (") BEAVERTON QUADRANGLE OREGON—WASHINGTON CO. 7.5 MINUTE SERIES (TOPOGRAPHIC) NE/4 BEAVERTON 15 QUADRANGLE SCALE 1:24 000 1 1 MILE 1 1 0 i 1000 0 1000 2000 3000 4000 5000 6000 7000 FEET I---( 1--f 1-1 1 1- 1 1 1 1 1 5 0 1 KILOMETER 1`--I r1 •— }-I 1-1 1 1 CONTOUR INTERVAL 10 FEET NATIONAL GEODETIC VERTICAL DATUM OF 1929 SITE VICINITY MAP Project No. 319.007.G PROPOSED MAGNOLIA HI-FI SITE jflgure No. 1 Project No. 319.007.G Page No. 2 SCOPE OF WORK The purpose of our geotechnical studies at this time was to evaluate the existing site subsurface soil and ground water characteristics as well as any associated impacts or concerns with regard to the feasibility of the planned construction and commercial development of the site. Specifically, the scope of services for our Geotechnicat Investigation include the following scope of work items: 1. A detailed site reconnaissance of the proposed commercial development property as well as a review of other available published and/or unpublished geotechnical reports and geologic maps of the proposed site and area. Additionally, four(4) exploratory test holes were drilled across the site and near the corners of the existing structure to depths ranging from about 11.5 to 21.5 feet beneath existing site grades. Detailed logs of the exploratory test holes, presenting conditions encountered at each location explored, are presented on the Boring Log, Figure No's. 5 through 8. Further, representative samples of the subsurface soils were collected at selected locations and returned to our laboratory for further examination and testing. 2. A laboratory testing program to assess the pertinent physical and engineering characteristics of the subsurface soils. The laboratory program consisted of tests to evaluate the natural (field) moisture content, Atterberg Limits and gradational properties of the on-site soils. Results of the laboratory moisture content tests are presented on the Boring Logs, Figure No's. 5 through 8. Results of the Atterberg Limits and gradation tests are presented on Figure No's. 9 and 10. 3. Recommendations and our written report presenting the results of our geotechnical investigation. Our report includes our opinion of the overall existing site stability and suitability with regard to the planned commercial development as well as general recommendations for site preparation and grading, placement and compaction of any required structural fill(s) and/or cut slope gradients, anticipated suitability of the on-site soils for use as structural fill as well as criteria for import fill materials, and recommendations for preparation of pavement and foundation areas. 4. Recommendations for commercial foundation support and design including allowable contact bearing pressures for proportioning footings, minimum footing width and embedment depths, and estimates of foundation settlement as well as lateral earth pressures for below grade and/or retaining walls. Additionally, recommendations for collection and disposal of ground water and/or subsurface water has also been provided. Further, we have provided pavement design criteria and structural sections for the project. SITE DESCRIPTION The proposed subject commercial development site, located within Township 1 South, Range 1 West, and Section 36 of the Willamette Meridian, consists of an approximate 0.81 acre rectangular shaped property which is sited just south of SW Pacific Highway and east of SW Dartmouth Street. The subject site is presently improved and contains two buildings which consists of a small single-story structure within the northwest corner of the site as well as a larger two-story building more centrally located at the site. Additionally,the two-story structure contains a partial and/or below grade wall. Further, a portion of the site is presently surfaced with asphalt pavements and has previously been filled to create the existing site grades. REDMOND & ASSOCIATES Project No. 319.007.G Page No. 3 Topographically, the site is characterized as relatively flat lying across the northern and southern portions of the site while the central portion of the site contains moderately sloping terrain (10 to 20 percent) descending down to the south. Overall topographic relief across the property is estimated at about 10 feet and is estimated at about Elevation 210 feet. Vegetation across the site consists primarily of miscellaneous landscaping around the existing structures as well as grass, weeds, and some brush along the southerly property boundary. SITE CONDITIONS Geologic Setting The proposed commercial development site is located within catastrophic flood silts and sands of Pleistocene age. Characteristics of the flood deposits include crudely to complex layered, poorly consolidated medium sand to silt deposited by one or more phases of catastrophic glacial outburst floods from late Pleistocene Lake Missoula. The proposed commercial development site is not located within any known active or inactive landslides or faults. Subsurface Conditions The subsurface soil and ground water conditions across the site were evaluated by means of four (4) exploratory test borings drilled with truck-mounted, solid-stem, hollow-flight, auger equipment on February 9, 1999. The test borings revealed that the site is underlain by both fill soils and native soil deposits. Specifically, the fill soils which were encountered in all four test borings and believed to be the result of the previous development of the property consists of about 1 to 6 feet of moderately to well compacted, slightly clayey, sandy silt and silty sand materials. These fill soil materials are best characterized by relatively moderate strength and low to moderate compressibility. The fill soils were intum underlain by native soil deposits comprised of an upper layer of loose to medium dense and/or medium stiff, silty fine sand to fine sandy silt to depths ranging from about 9 to 19 feet beneath existing site grades. These silty fine sand to fine sandy silt soils are best characterized by relatively low to moderate strength and compressibility. All soils were found to be underlain by loose, silty fine sand to the maximum depth explored of about 21.5 feet beneath existing site grades. These silty fine sand soils are best characterized by relatively low strength and moderate compressibility. Additionally, the site contains other surface improvements and/or fill materials consisting of about 6 inches of aggregate base rock materials and about 1.5 to 2.0 inches of asphaltic concrete pavement. Further, ground water was also encountered at the site in all four(4) borings at depths ranging from about 6 to 17 feet beneath existing site grades. All soils encountered at the site were classified in accordance with the Unified Soil Classification System (USCS)which is outlined on Figure No. 4. CONCLUSIONS From a Geotechnical Engineering and constructability standpoint, we are of the opinion that the site is suitable for the planned commercial development provided that the recommendations contained within this report are properly incorporated into the planning, design and construction of the project. REDMOND & ASSOCIATES 3. a g w J 0 Q GI RAISED MEDIAN NORTH No Scale 510 QA TH TN .00.0001111111111110111111111111111111111,1!.1 IP4> lig 45.11 .- r=-«_,.� I '1 ',(.:il b �' B-3 . =T =\.■, le: 0 cn Cs1 tri v° 0/ °1 era l C �' 11111111 I I' 9 r. . , ,li , , Aft‘0 �rINTILS r.Atmr.n A 1 r 115.- • II e"f -4, '�r ns n4 m 1u 4 O • 701. 4 105 210 ,11 •)n Ty 7O 10 •1e, B-1,, • • . . . . Cl). , ....AZ: e - - " , . • • •z 1......,•:.•:::•.__ .,‘ ip.:.. , 0 ci._ A C 5354• 5 n•5)7)•e �W ." y� RETA.u43 WALL l_J T c Legend B-4 Indicates approximate location n) of exploratory drilled test boring Project No. 319.007.G Page No. 4 The primary feature(s) of concern at the site is the presence of the existing fill materials and/or existing site improvements. Although the existing fill materials have been present at the site for some time, the overall composition of the existing fill materials and the manner in which they may perform following the redevelopment of the site is somewhat uncertain. In this regard, the existing fill materials may have been placed and compacted sufficiently for support of the existing pavements and/or other surface improvements but may not be adequately compacted for the proposed new building loads. As such, we are of the opinion that all existing fill materials and/or site improvements be removed from the area(s) proposed for the new Magnolia Hi-Fi store and/or building down to firm native subgrade soils. However, depending on the risk which may be considered acceptable at the site and for the project, consideration with regard to leaving the existing fill materials inplace beneath the proposed new pavement areas may be also be a factor in the planning for the project. At a minimum, we recommend that the surface of the existing fill materials be recompacted in all proposed new pavement areas. The following sections of this report present our recommendations for site preparation and grading as well as building foundation and retaining wall design and construction for the proposed commercial project. However, due to the presence of the existing fill materials and/or other site improvements at the site as well as the overall sensitivity of the subsurface soils across the site, we strongly recommend that our office be consulted as the planning for the project proceeds so that any changes and/or modifications to this report can be made as necessary. Additionally, on-site inspection and monitoring of the site grading and foundation preparation work for the project should also be performed by the Geotechnical Engineer. SITE PREPARATION In general, we recommend that all planned structural improvement areas for the new commercial building and/or pavement areas be stripped of all existing vegetation, topsoil materials and any other deleterious materials as well as cleared of all existing structures and associated surface improvements present at the time of construction. In areas outside of the existing fill materials, we envision that about 6 to 12 inches of vegetation and/or topsoil stripping may be required. Holes resulting from the removal of any buried obstructions, such as foundation remnants, should be backfilled and compacted with structural fill materials. Areas resulting in deeper stripping and removals, such as the existing fill areas, should be evaluated at the time of construction by the Geotechnical Engineer. The stripped and cleared materials should be properly disposed of as they are generally not considered suitable for use/reuse as structural fill. Following the stripping and clearing operations, and prior to the placement of any required structural improvements, the exposed subgrade soils within the planned commercial building and/or pavement areas should be inspected by the Geotechnical Engineer and possibly proof- rolled with a half-loaded dump truck. Areas found to be soft or otherwise unsuitable for support of structural loads or improvements should be scarified and recompacted or overexcavated and replaced with structural fill. During wet or inclement weather conditions, proof-rolling as recommended above will not be appropriate. In general, we do not recommend that site grading and earthwork construction be performed during wet or inclement weather conditions due to the moisture sensitivity of the near surface fine-grained silt soils across the site. However, should wet weather grading and construction be planned or required,the use of a granular working surface of at least 12 inches as well as possibly a geotextile fabric such as Mirafi 600nx may be needed to protect the sensitive subgrade soils from disturbance due to repetitive wheel loading. REDMOND & ASSOCIATES Project No. 319.007.G Page No. 5 All required structural fill materials placed within the commercial building and/or pavement (structural) areas should be moistened or dried as necessary to near(within 3 percent) optimum moisture conditions and compacted by mechanical means to a minimum of 92 percent of the maximum dry density as determined by the ASTM D-1557 (AASHTO T-180) test procedures. Fill materials should be placed in lifts (layers) such that when compacted do not exceed about 8 inches. FOUNDATION SUPPORT Based on the results of our investigation, it is our opinion that the proposed commercial structure may be supported directly on the native subgrade soils and/or a properly compacted structural fill material with conventional continuous and individual spread footings. However, as previously noted, the existing fill soil materials may not be suitably compacted to a sufficient degree for direct support of foundation and/or floor slab loads without the risk for some future consolidation or settlement. In this regard, we are of the opinion that complete removal of the existing fill materials from beneath the planned new commercial building followed by the placement of a structural fill material and/or founding the footing elements below the existing fill materials on the underlying native subgrade soils would eliminate all associated future risks with regard to excessive consolidation or settlement. As such, were the new commercial building foundations are constructed on approved native subgrade soils or properly placed and compacted structural fill materials, an allowable contact bearing pressure of about 2,000 pounds per square foot (psf) is recommended for design. This allowable contact bearing pressure is intended for dead loads and sustained live loads and may be increased by one-third for the total of all loads including short-term wind or seismic loads. In general, continuous (strip) footings should have a minimum width of at least 16 inches and be embedded at least 18 inches below the lowest adjacent finish grade (includes frost protection). Individual column footings (if required) should be embedded at least 16 inches below grade and have a minimum width of about 24 inches. Total and differential settlements of foundations constructed as recommended above and supported directly by approved native subgrade soils or structural fill materials are expected to be well within tolerable limits for this type of commercial structure and should generally be less than about 1-inch and 1/2-inch, respectively. Allowable lateral frictional resistance between the base of the footings and a silt or granular subgrade soil can be expressed as the applied vertical load multiplied by a coefficient of friction of 0.30 and 0.45, respectively. In addition, lateral loads may be resisted by passive pressures on footings poured "neat" against in-situ native soils or properly compacted structural fill materials. For passive earth pressure resistance we recommend that an equivalent fluid density of 300 pounds per cubic foot (pcf) be used for design. REDMOND & ASSOCIATES Project No. 319.007.G Page No. 6 FLOOR SLABS In order to provide uniform subgrade reaction beneath concrete slab-on-grade floors, we recommend that floor slabs be underlain by a minimum of 6 inches of free-draining (less than 5 percent passing the No. 200 sieve), well-graded, crushed rock. The crushed rock should provide a suitable capillary break against moisture penetration through the slab and a modulus of subgrade reaction of about 100 psi/in. The base course materials should be compacted to at least 95 percent of the maximum dry density determined in accordance with the ASTM D-1557 (AASHTO T-180) test procedures. BELOW GRADE/RETAINING WALLS Below grade and/or retaining walls should be designed to resist lateral earth pressures imposed by native soils or granular backfill materials. For walls which are restrained form rotation at the top and retaining silty or granular soils, we recommend that at-rest earth pressures be computed on the basis of an equivalent fluid density of 60 pcf and 55 pcf, respectively. For walls which are free to rotate at the top and retaining silty of granular soils, we recommend that active earth pressures be computed on the basis of an equivalent fluid density of 40 pcf and 30 pcf, respectively. The above recommended values assume that the walls will be adequately drained to prevent the buildup of hydrostatic pressures. A suitable below grade wall drainage system is provided on Figure No. 3. Backfill materials behind walls should be compacted to 90 percent of the maximum dry density determined by the ASTM D-1557 (AASHTO T-180)test procedures. Special care should be taken to avoid over compaction near the walls which could result in higher lateral earth pressures than indicated above. In an area within about 3 feet behind the walls, we recommend the use of hand-operated compaction equipment. PAVEMENTS Pavement design for the project was determined on the basis of projected traffic volume and loading conditions relative to assumed subgrade soil strength characteristics. Based on an assumed subgrade "R"-value of about 30 (CBR=3.5) and utilizing the Oregon State Highway Flexible Pavement Design Procedures, we recommend the following asphaltic concrete pavement sections for automobile parking and drive areas: Asphaltic Concrete Crushed Base Rock Thickness (inches) Thickness (inches) Automobile Parking Areas 2.5 8.0 Automobile Drive Areas 3.0 10.0 Truck Drive Areas 3.5 14.0 Note: The above recommended pavement sections assume that the existing fill materials will be removed and replaced with properly compacted structural fill materials. However, should the existing fill materials be left in-place and only recompacted at the surface, the above recommended crushed base rock thicknesses should be increased by at least 2.0 inches for all pavement sections. REDMOND & ASSOCIATES • Asphalt or landscaping soil as required (slope surface to drain)—see Note 3 c.- 6'seal of compacted native soil / (landsca•-• areas only) . General Backfill L Underslab drain . ;• .' 5'from wall line .5-.•..12' min... • Chimney Drainage Zone . " 12"minimum cover over pipe, 6"minimum cover over bating ' Iv•.. 0 C • ' / A 'y Cy �� .. --0`; 0 f----- Filter Fabric cr n a`�1 G =C'^ • Drain Gravel r ° 6- Preferred Perforated /, lr— Drain Pipe Location 1 L_ 2 SCHEMATIC - NOT TO SCALE NOTES: 1. Filter Fabric to be non-woven geotextile (Amoco 4545,Mirafi 140N, or equivalent) 2. Lay perforated drain pipe on minimum 0.5% gradient,widening excavation as required. Maintain pipe above 2:1 slope,as shown. 3. All-granular backfill is recommended for support of slabs,pavements,etc. (see text for structural fill). 4. Drain gravel to be dean,washed %"to 1W gravel. 5. General backfill to be on-site gravels, or%'--0 or 1%"-0 crushed rock compacted to 92% Modified Proctor(AASHTO T-180). 6. Chimney drainage zone to be 12"wide(minimum)zone of dean washed,medium to coarse sand or drain gravel if protected with filter fabric. Alternatively,prefabricated drainage structures (Miradrain 6000 or similar)may be used. BELOW GRADE/RETAINING WALL DETAIL Project No. 319.007.G PROPOSED MAGNOLIA HI-FI SITE ]Figureµ0. 3 Project No. 319.007.G Page No. 7 The above recommended pavement sections assume that the subgrade will be prepared as recommended herein, that the exposed subgrade soils will be properly protected from rain and construction traffic, and that the subgrade is firm and unyielding at the time of paving. Additionally, it is assumed that the subgrade is graded to prevent any ponding of water which may tend to collect in the base rock. Further, the above recommended pavement sections assumes a design life of about 20 years. Pavement base course materials should consist of a well-graded 1 12-inch and/or 3/4-inch minus crushed rock having less than 5 percent fine materials passing the No. 200 sieve. The base course and asphaltic concrete paving materials should conform to the requirements set forth in the latest edition of the Oregon Department of Transportation Standard Specifications for Highway Construction. The base course materials should be compacted to at least 95 percent of the maximum dry density determined in accordance with the ASTM D-1557 (AASHTO T-180) test procedures. The asphaltic concrete paving materials should be compacted to at least 91 percent of the theoretical maximum density determined in accordance with the ASTM D-2041 (Rice Gravity) test procedures. EXCAVATIONS/SLOPES Temporary excavations for below grade foundations and/or basement walls within the native soils of up to four(4) feet in depth are expected to remain fairly stable at near vertical inclinations. Excavations to depths of between four(4) feet to ten (10) feet should be properly braced and shored or backcut to inclinations of about 1 to 1 (horizontal to vertical). Where excavations are planned to exceed ten (10) feet, this office should be consulted. Additionally, at present levels, ground water should be anticipated at the site during construction where excavations exceed about six (6) feet. Construction equipment should be kept at least six (6) feet back from the top of all slopes. However, some minor sloughing and localized caving of construction slopes should still be expected, especially during the wet winter months. During wet weather construction, the tops of all slopes should be graded so that runoff water is directed away from the slope. Additionally, all temporary construction slopes should be made in accordance with OSHA safety requirements and are the responsibility of the excavation contractor. USE OF REPORT This report is intended for the exclusive use of the addressee and their representatives to use to help complete the planning of the proposed new commercial structure and design of the associated site and/or pavement improvements described herein and to prepare any future construction documents. The data, analyses, and recommendations may not be appropriate for other structures or purposes. We recommend that parties contemplating other structures or purposes contact our office. In the absence of our written approval, we make no representation and assume no responsibility to other parties regarding this report. LEVEL OF CARE The services performed by the Geotechnical Engineer for this project have been conducted with that level of care and skill ordinarily exercised by members of the profession currently practicing in the area under similar budget and time restraints. No warranty, either expressed or implied, is made. REDMOND & ASSOCIATES Project No. 319.007.G Page No. 8 ADDITIONAL SERVICES The recommendations contained in this report are based on information gathered during our site reconnaissance, field investigation, literature review, and on information provided to us by others. They represent our best assessment of the actual conditions at this time which would likely be encountered in the field during construction. However, we recommend that we be retained to observe actual soil conditions encountered during construction and to confirm that construction was performed in conformance with our initial and/or final recommendations for this project as they relate to site stripping and subgrade preparation, grading and possible structural fill placement, foundation excavation, and other operations of this project related to the Geotechnical Engineering. We also recommend that we be provided the opportunity to review the final plans and specifications for the project as well as the proposed commercial structure when they become available. This will allow us to evaluate whether any change in concept may have affected the validity of our recommendations and whether our recommendations have been properly interpreted and incorporated into the design of the project. We appreciate this opportunity to assist you with this phase of the project and trust that the above information is suitable to your present needs. However, should you have any questions regarding the information or recommendations contained in this report, please do not hesitate to call us. Sincerely, / \\S\0tROkfo d w‘,‘ 19F 4) ,� ' -7 Daniel M. Redmond, P.E. , . A President/Principal Engineer �,v OREGON 17 (//), 15. 19`x3 1/��� M. RE010 1Z REDMOND & ASSOCIATES PRIMARY DIVISIOI. GROUP SECON. .tY DIVISIONS • SYMBOL GRAVELS CLEAN GW Well graded gravels, gravel-sand mixtures. little or no GRAVELS fines. Poorly graded gravels or ravel-sand mixtures little or C MORE THAN HALF (LESS THAN G P no fines. g g O < 0'r COARSE 5°6 FINES) V) 2 .. FRACTION IS GRAVEL GM Silly gravels gravel-sand-silt mixtures. non-plastic fines 0 LL Z W LARGER THAN WITH w C z Z- W FINES< E NO 4 SIEVE GC Clayey gravels gravel-sand-cla■ mixtures. plastic fines w SANDS SANDS SW Well graded sands. gravelly sands little or no fines W Z u. U: V) C c MORE THAN HALF (LESS THAN SP Poorly graoed sands or gravelly sands little or no fines m — < OF COARSE 5% FINES) O W FRACTION IS e v. SANDS SM Silty sands, sand-silt mixtures, non-plastic fines C SMALLER THAN WITH NO. 4 SIEVE FINES SC Clayey sands, sand-clay mixtures, plastic fines. ,, Inoroarnc silts and very fine sands, rock flour. silty.or LL 'v SILTS AND CLAYS ML clayey fine sands or clayey silts with slight plasticity. J J c.- 7,O w LIQUID LIMIT IS C L Inorganic clays of low to medium plasticity, gravelly W < V) J < ] clays, sandy clays. silty clays lean clays. `L LESS THAN 50% 0 _ v) N 0 L Organic silts and organic sitty clays of low plasticity. w Z Z rn C g- = <W ` SILTS AND CLAYS MH Inorganic silts micaceous or diatomaceous fine sandy or r silty soils elastic silts w it W Z LIQUID LIMIT IS CH Inorganic clays of high plasticity fat clays. O 7 Z Z GREATER THAN 50% LT_ OH Organic clays of medium to high plasticity.organic silts HIGHLY ORGANIC SOILS Pt Peat and other highly organic soils DEFINITION OF TERMS U.S. STANDARD SERIES SIEVE CLEAR SQUARE SIEVE OPENINGS 200 40 10 4 3/41' 3" 12° SAND GRAVEL SILTS AND CLAYS 1 COBBLES BOULDERS FINE MEDIUM COARSE FINE COARSE GRAIN SIZES SANDS.GRAVELS AND CLAYS AND = f NON PLASTIC SILTS BLOWS'FOOT PLASTIC SILTS STRENGTH BLOWS/FOOTt LOOSE 0 - 4 VERY SOFT 0 - 1/4 0 - 2 SOFT 1/4 - 1/2 2 - 4 LOOSE 4 - 10 FIRM 1/2 - 1 4 - 8 MEDIUM DENSE 10 - 30 STIFF 1 - 2 8 - 16 DENSE 30 - 50 VERY STIFF 2 - 4 16 - 32 VERY DENSE CT/ER 50 HARD OVER 4 OVER 32 RELATIVE DENSITY CONSISTENCY +Number of blows of 140 pound hammer falling 30 inches to drive a 2 inch 0.D.0-3/8 inch I.D.) split spoon CASTM D-1586). 4Unconfined compressive strength in tons/sq.ft. as determined by laboratory testing or approximated by the standard penetration test CASTM D-1586), pocket penetrometer, torvane,or visual observation. KEY TO EXPLORATORY BORING LOGS DT p� Unified Soil Classification System CASTM D-2487) REDMOND P ASSOCIATES PROPOSED MAGNOLIA HI—FI SITE P.O. Box 301545 • PORTLAND, OR 97294 Tigard, Oregon PROJECT NO. DATE Figure 4 319.007.G Feb. 16, 1999 DRILLING COMPANY Crisman Drilling, Inc. RIG: C€iE 550X DATE: 2/9/99 BORING DIAMETER 3.5" DRIVE WEIGHT: 140# DROP: 30" ELEVATION. LL W C >- W < � SOIL DESCRIPTION LL < Z Z J W3 � � W „ � BORING NO. 1 a~ c > C W < 0 d C U y - _0 - ` Asphaltic Concrete and Aggregate Base Rock ^ ML/ FILL: Gray-brown and olive-brown mixture, very - SM moist, moderately compacted, slightly clayey, x 113 24.8 sandy SILT and silty SAND X 14 26.3 SM NATIVE GROUND: Gray-brown to dark gray-brown, very moist to wet, medium dense, silty fine SAND 10 — Becomes gray-brown to olive-brown/olive-gray '- - x 13 25.1 15 — Becomes wet to saturated and olive-brown to '- - x 14 34.2 medium brown SM Bluish-gray, saturated, loose, silty fine SAND 20 - - x 118 33.9 -- Total Depth = 21 .5 feet - - Ground water encountered at a depth of about 17.0 feet at time of drilling 25 — — "r 30 - BORINO LOG PROJECT NO. 319.007.6 I PROPOSED MAGNOLIA HI-FI SITE FIGURE NO. 5 REDMOND & ASSOCIATES DRILLING COMPANY. Crisman Drilling, Inc. RIG: Q1E 550X DATE: 2/9/99 BORING DIAMETER. 3.5" DRIVE WEIGHT: 140#/ DROP: 30" ELEVATION: a w ae i v— T--- -/ 0 I— w 2o CC F- < vi SOIL DESCRIPTION LL < 0 y w` y W U V w 3 0 c J'" BORING NO. 2 w 0 > 0 y ' p �2 J 0 m 0 m 0 V v —o GM FILL: Gray, moist, moderately compacted, silty, - - sandy GRAVEL (Aggregate Base Rock) , SM/ FILL: Medium brown and gray-brown, very moist, - x 113 25.2 ML moderately to well compacted, slightly clayey, ' silty SAND and sandy SILT ' 5 ,- ML NATIVE GROUND: Medium brown to gray-brown, very I - x 12 27.5 SM moist, stiff to medium dense, fine sandy SILT to I silty fine SAND I - - I - - Becomes wet to saturated t 10 SM Bluish-gray, saturated, loose, silty fine SAND - x 6 34.4 ' - -. Total Depth = 11 .5 feet ' - Ground water encountered at a depth of about 9.0 - feet at time of drilling ' 1 - I - -- I I - r 20 — — ' I - — I - - I 25 — -- ' - - 1 30 BORING LOG PROJECT NO. 319.007.G I PROPOSED MAGNOLIA HI-FI SITE _FIGURE NO. 6 REDMOND & ASSOCIATES DRILLING COMPANY: Crisman Drilling, Inc. RIG: CME 550X DATE: 2/9/99 BORING DIAMETER: 3.511 DRIVE WEIGHT: 140# DROP: 30" ELEVATION: w y _ w _, a 0 I- w 21 LL 2 < ° z- `' ��' SOIL DESCRIPTION < y v wi; Z UU - w � � c - _ . BORING NO. 3 > C c w < c � 20 O- 0 ¢ M O U -0 J . GM FILL: Gray, moist, moderately compacted, silty, ,LI \- sandy GRAVEL (Aggregate Base Rock) SM/ FILL: Medium brown and gray-brown, very moist, x 9 23.7 ML moderately to well compacted, slightly clayey, , silty SAND and sandy SILT ' 5 — . ML/ NATIVE GROUND: Medium brown to gray-brown, very ' - x - 5 26.6 SM moist, stiff to loose, fine sandy SILT to silty - Efine SAND ' �- Becomes wet to saturated at 6.0 feet ' _ I i I i SM Bluish-gray, saturated, loose, silty fine SAND 10 —, - x I� 8 35.7 ' - Total Depth = 11 .5 feet Ground water encountered at a depth of about 6.0 - I feet at time of drilling I — 1 1 I 1- 20 ' .t ' I I I II I I 25 1 1 - 1 1 30 - t BORING LOO PROJECT NO. 319.007.G 1 PROPOSED MAGNOLIA HI-FI SITE lFGURENO. 7 REDMOND & ASSOCIATES DRILLING COMPANY: Crisman Drilling, Inc. RIG: CME 550X DATE: 2/9/99 BORING DIAMETER: 3•5" DRIVE WEIGHT: 140# DROP: 30" ELEVATION: _ w F- w C F w Vi_ W 2 C SOIL DESCRIPTION LL < Z` 2 Z U U ▪ < °' v, w ` y w �? BORING NO. 4 w � C r- -J O ¢ c - c U —e '`Asphaltic Concrete and Aggregate Base Rock - _ ML/ FILL: Gray-brown and olive-brown mixture, very ' SM moist, moderately compacted, slightly clayey, ' x 12 26.8 sandy SILT and silty SAND ' 5 ML NATIVE GROUND: Dark gray-brown, wet, soft to - x 1: 4 28.9 medium stiff, slightly clayey, sandy SILT ' 1 - - SM Gray-brown to olive-gray, wet, medium dense, silty ' fine SAND I ie - I - x ' 11 25.9 I 1: — Becomes wet to saturated at 15.0 feet - x jio 23.7 I - r SM Bluish-gray, saturated, loose, silty fine SAND 20 - ' - x 7 33.7 Total Depth = 21 .5 feet ' Ground water encountered at a depth of about 15.0 ' - feet at time of drilling 25 - .- ' - - 30 - - BORING LOG PROJECT NO. 319.007.G I PROPOSED MAGNOLIA HI-FI SITE 'FIGURE NO. 8 REDMOND & ASSOCIATES 60 - - - 50 - CH ∎,\� 0 V 40 x W CL G z >- 30 I- F MH co 20 ur - . Q d OH 10 7 CL-ML 0 L or OL 4 0 ML I 0 10 20 30 40 50 60 70 80 90 100 LIQUID LIMIT C%) NATURAL PASSING UNIFIED KEY BORING SAMPLE LIQUID PLASTICITY LIQUIDITY SOIL SYMBOL NO. DEPTH WATER LIMIT INDEX NO 200 . INDEX CLASSIFICATION CONTENT SIEVE SYMBOL (feet) % % ° °, 0 B-4 6.0 28.9 32.2 4.1 80.1 NII., PLASTICITY CHART AND DATA REDMOND & ASSOCIATES PROPOSED MAGNOLIA HI-FI SITE P.O. Box 301545 • Poi nAND, OR 97294 Tigard, Oregon PROJECT NO 7 DATE Figure 9 319.007.G Feb. 16, 1999 UNIFIED SOIL CLASSIFICATION SYSTEM (ASTM D 422.72) U. S STANDARD SIEVE SIZES , 6 3 2 1 7,4 1/2 1,4 i 14 40 50 40 • 100 200 325 ISO •:■...-— _ _-W,=••∎�a�∎NeMmeiemisNi �•am■l■aaAap■■� 0 a0 NOMINEEMIOBIMISMEIMMIMIII■M i��_ �pl ,,OINION=NNOMINIIIIMIMMINII■IN■IMIIMMINEB■IIIIN■IM■11•1111S1111111■ , 3C .-are..ermm.sw..■erm•■■■■e■stmemeemmilmemioNneet .. eum■lamesimmmmemmemessemoemanemenumeeleleeemms . si■Iiiwmomo∎_o ���\mites/� anaomme-Maros•asfa•somesm■-aaaasaiaaeem8M118 stuns __f ions so a a so W aalMIMMEMpM���•�∎—_ •aka _ t at aaaaaaa-a�� 60 L ll aa•∎IMM11•a1■aa •a�=11111 •••1■- ■IaIM,aMa�aMMINIIMM∎ Iaa4aB ■sal'- ��•r�•a>•aa•afapasaa•�.t•uvaaa aa1as1n1ff1aaff-ff- 70 30 a.•-a�aa lemoneaaaaflame rEN∎Wlass•.71 •111∎MM■ ■••■aaaaa•aaaalpfaaB■I aaa■ NM••■■•■■■■•••11•••■■■••■INI■aa . ..� a N•••aa aa ∎�s�r=�\�1' = W 20 owt■I •∎∎∎•∎ =1∎ ∎■■NB∎ ■=a•MMIMIMOM aMOMIR a�a�aaas-a1�NB�1m∎∎aaaaa�a\�ala�a\�f�M 11aa1faa■••11111fa�a�Naa•�■■•aaapaa►I•aa�•��1111ffaa■a�=■Maaa�■ ■aa1�a•a•pM� aaM ■ aa�Ma14a��M��•a� Ml— .. aMaaa�paaa•�aa maa�pNEIRI∎•∎••11 aaal�a_��■■�a�■•v •∎•���= ■■■■ 10 a�a∎•M■aa�1lMNaa��M�l-�•a■•■■�• ■■■■1�.-1�a\'I•\∎••∎∎∎■■■■■p �-M��p1�M111�M aa��NL-- 1��IMaina∎∎1 a�/INII �a∎paaa•p1•aaa MIMIaM�II MBII IIII aa�aaRi.t—"RRI a►�aaaaa� ■OM—•�aaIIMMI�MI--p�a�apa�aaaaim� ■�a�p•■M1aOM=1��101-INU• •MIN•ss1u■■as-as■IaMI■••Mao` -_=1_�r� _• 100 Q aalal-ataall la0•MIaOM1•lapll�llaa�l•1•■•-a.l•.alp-a1E1aa•-aalal•aa�•\alas O.O■1■1�■�tomMl.�■:.01 �— .001 100 SO 10.0 5.0 1.0 0.5 PARTICLE SIZE IN MILLIMETERS GRAVE- SANE $IL- Ann CLAv COBB-ES COARSE FINE COARSE MEDIUM FINE UNIFIED SAMPLE SOIL KEY BORING ELEV. SAMPLE DESCRIPTION SYMBOL NO. DEPT (feet)() CLASSIFICATION (feet SYMBOL ■ --e-- B-1 3.5 ML/SM Gray to olive-brown, slightly clayey, sandy SILT to silty SAND —B— B-1 11 .0 SM Gray-brown to medium brown, silty fine SAND --,41,- B-1 21.0 SM Bluish-gray, silty fine SAND GRADATION TEST DATA REDMOND & ASSOCIATES PROPOSED MAGNOLIA HI-FI SITE Tigard, Oregon P.O. Box 301545 • PoxrurD, OR 97294 PROJECT NO. DATE FIGURE 319.007.G Feb. 16, 1999 , PR,E - APPLICATION CONFERENCE NOTES Drca'i -M, CITY OF TIGARD 4, PRE-APPLICATION CONFERENCE NOTES comm n Rat [Pre-Application Meeting Notes are Valid for Six[61 Months) Shaping Better Community NON-RESIDENTIAL PRE-APP.MTG.DATE: 4,�(L�g�______/77 4..I ai STAFF AT PRE-APP.: /62,. APPLICANT: Ori,,trtiik -ci-.p c t AGENT: C c&1 1C L' �. Phone:[ l Phone: [ l /Zed - q- v PROPERTY LOCATION: ADDRESS/GEN.LOCATION: ks l Z c -rt, I la) TAX MAP[SI/LOT#[Sl: _ ...4_•6.!"._ s. c.: c-: •d•( o c� t i - -c 4.L.a.;ri t •. NECESSARY APPLICATION[S): Stc TDEV 143/.1&A] PROPOSAL DESCRIPTION: -isicet. . l207° 4 A(- /5" 3 COMPREHENSIVE PLAN MAP DESIGNATION: G1 teaAL C eeC - ZONING MAP DESIGNATION: G-- 7 C.I.T.AREA: c c-c-c ,rt . FACILITATOR: �` t PHONE: (503)�� �S � ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: WA sq. ft. lot width: 90 ft. Maximum building height: 4-9 ft. Setbacks: Front ft. Side •0 ft. Rear ft. Corner ��A ft. from street. MAXIMUM SITE COVERAGE: L� % Minimum landscaped or natural vegetation area: /9 %. [Refer to Code Section 18.9Zo•Z I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the minor land partition process. Lots cr ated as part of a partition must ha i i- of 15 feet of frontage or have . I .nimum 15-fo wide access easement. The DEPTH OF ALL S SHALL NOT EXCEED 21/2 TI S THE e RAGE WIDTH, unless the par el is less th /2 times the minimum lot size of the applica e zoning district. o Code Section 18.810.0601 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 NON-Residential application/Planning Division Section ce0GQa-cam SPECIAL SETBACKS • STREETS: . !' ' eet from the centerline ofTA,EiCr • E .TABLISHED A•EAS: feet from OWER IN ISI ONES: feet, ng the site'. boundary. • L - OT: 10-FOOT = ' P SETBACK. [Refer to Code Chapter 18.130] 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(1/2) of the building's height; and ➢ The structure will not abut a residential zoned district. [Refer to Code Section 18.130.010.B.] PARKING AND ACCESS REQUIRED parking for this type of use: M I (cop, = G .Z(f CXD le Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on prelimin.• • : - : 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 18.765.040] Handicapped Parking: ➢ All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Minimum number of accesses: ( Minimum access width: gO Minimum pavement width: _ All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: A/(A [Refer to Code Chapters 18.765 and 18.705] CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Residential Application/Planning Division Section WALKWAY REQUIREMENTS WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. [Refer to Code Section 18.705.030] LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. [Refer to Code Section 18.765.080] CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting streets functional classification. [Refer to Code Chapter 18395] ; '-7-742411,g BUFFERING AND SCREENING m{' EITHER REDUCE OR ELIMINATE ADVERSE NOISE` W 1 In order TO INCREASE PRIVACY AND TO EITH U OR VIS •AL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are des• ibed by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous a : evergreen trees and shrubs and must also achieve a balance between vertical and horizontal . antings. Site obscuring screens or fences may also be required; these are often advisable even if of required by the Code. The required buff- - : ay on y .e occu..-. : egetation, fences, u ' ities, and walkways. Additio.- •rmation on required buffer area materials an. izes may be foun. '• the I- - e; - ode. [Refer to Code Chapter 18.745] The REQUIRED BUFFER WIDTHS which are applicable to your proposal area ire as follows: feet along north boundary. feet alo� eastilounclary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING 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 18.745,18.765 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 18.780) • SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPME i u TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAIN: - " AYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON U., ABLE GROUND Staff will attempt to preliminary identify sensitive lands areas at the pre- --- / application conference eased on available information. HOWEVER, the responsibility to precisely identify sensitive Ian•. areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definit .ns of sensitive lands must be clearly indicated on plans submitted with the development app ' ation. Chapter 18.77: also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Re .r to Code Chapter 18.775) STEEP SLOPES When .TEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be subm. ted which addresses the approval standards of the Tigard Community Development Code Sec on 18.775.080.C. The report shall be based upon field exploration and investigation and shall incl de specific recommendations for achieving the requirements of Section 18.775.080.C.2 and 18 775.080.C.3. UNIFIED S WERAGE AGENCY(USA)BUFFER STANDARDS,R 8 0 96-44 L ND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a v etated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. — Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measure horizontally, from the defined boundaries of the sensitive area, except where approval has been/ ranted 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 surf. e water in this area shall be directed to an area of the vegetated corridor that is a minimu.- of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowe. ' Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the d: elopment or project site can be less than 25 feet in width. In any case, the average width . the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activ-es, gardens, lawns, application of chemicals, dumping of any materials of any kind, or othe activities shall be permitted which otherwise detract from the water quality protection provided b e vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE ' 'TH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, t -n 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 sens. ive 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/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 a 0 96-44/USA Regulations-Chapter 3,Design for SWM] 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 - lands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and o••- _ • - . •. • - •• •rotect significant wetlands and streams; limit development •• : - gnated riparian corridors; mainta•• and enhance water quality; maximize flood •- capacity; preserve native plant cover; mini e streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE RE! IREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "- gnificant" wetlands and riparian corridors be mapped and protected. The Tualatin River, whic is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BE A "ING STREAMS" by the Oregon Department of Forestry and have an average annual flow less th. 1000 cubic feet per second (cfs). ➢ Major streams in Tigard incl .e FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUT RY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH TEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tig•.rd include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certa. short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASU D HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance w th this chapter. ➢ The MAJOR •TREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chap -r. ➢ ISOLATED WLTLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; 'owever, a 25-foot "water quality buffer" i -e_• -. . .- . -. ed Sewerage Agency (USA) stan.: ds adopted and admi • - -. •y the City of Tigard. [Refer to Code Section 18.797.030] CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Residential Application/Planning Division Section Riparian SetUack Reductions Th DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR A Y MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of ructures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better rotection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. / Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be• based on the Vegetation Study required by Section 18.797.050 that demonstrates all of the following: ➢ Native plant s.- currently cover less than 80% of th- •n-site riparian corridor area; ➢ .- -- canopy currently covers less than 50% of the on ite riparian corridor and healthy trees have not been removed from the on-site riparian setba I k area for the last five years; ➢ That vegetation was not removed contrary to the provision- of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year flood. ain; and ➢ The average slope of the riparian area is not greater tha 20%. (Refer to Code Section 18.797.1001 TREE REMOVAL PLAN REQUIREMENTS — _. "-- eve. J A TREE PAN FOR THE PLANTING, REVIVAL 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: 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.; * 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 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.790.060. NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. [Refer to Code Chapter 18.321 iNVs +w - 14,14,0s( Mia4C\ S atzge\-12) CODE CHAPTERS 18.350 18.715 / 18.795 / 18.780 18.330 18.430 18.775 ,l 18.730 / 18.765 / 18.755 / 18.37 18.420 18.797 7 18.745 .✓ 18.705 ,/ 18.360 / 18.790 „718.800 IMPACT STUDY pecozav 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 APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. [Refer to the Neighborhood Meeting Handout] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING,A UBDIVISION L ND USE APPLICATION with the City of Tigard, applicant's are requir o complete and file a s division plat naming request with the Was gton County Sur✓or's Office in order to obtain pproval/reservation for any bd' ision name. Applica ions will not be accepted as complete ntil the City receives faxed confirmation of approval from the County of the Subdivision Name eservation. [County Surveyor's Office: 503-648-8884] BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. U Ztf e /fr U pC w f ti, ?Res on 'ty' 4"r h•( [Refer to Code Chapter 18.755] O.) a ee rll t ,/,t-j r,o" ,,v rk u , t (..v)1 n ,,. t I- ft_) bAl,w..er. f' man - door- To v~),1ti. fr 47 ADDITIONAL CONCERNS OR COMMENTS: & 1..ei Lire,.,,,, 4,..e..., .4.1) 6. «eff.41. Li r m„.p_ Ic -\1 .�' i, . . r.. , ,k a • ci- Ti . - Cr- v 'fie ■LifI C" # .. ,..iN IatiiaX n/a / ■ id t o Ca -il • C-e vi,-- 0fhdY.Y. Pe-y1+. S'jf_ H II a it... ' a„fl.lu riN IL '. L.. — f .:. Win/ .i er, ■r'. � Ill r. l...1...4 +.1aGiif t..= tZ Of-w 1 'tea./ ' ',.L .0_ r h dr 'CA rid. . : ,.a ►'r.! ' ... '- (41 AA _a:-_ �_11t—J t?N Ai +--=t L�f sx (6b'R . At - - .' ' a.�C •►r .,as► r� Air` �. ��._ ..t 4* gkot.p 03 ac Sc{g. At -ftn! EW4tM szA(.E tt't 4� C er CITY OF TIGARD Pre-Application Conference Notes pgefivto AC Aid 0420ias e Page 8 of 9 NON-Residential Application/Planning Division Section PROCEDURE . z 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 b mail or dro• •ed off at the counter without Plannins Division acce stance ma 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 t4M.tqc, . A basic flow chart which illustrates the review process is available frdm 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. The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site. 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: AL) CITY OF RD PLANNINGN - STAFF PERSON HOLDING PRE-APP.MEETING— PHONE: 15031639-4171 FAX: 15031684-7297 E-MAIL: ( ,.,f e)@ci.tigard.or.us ihk—siC 5 is\curpin\masters\revised\preapp-c.mst (Engineering section:preapp.eng)\ Revised 11/26/98 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residentlal Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES �, f ➢ ENGINEERING SECTION Q Comuunity'DDeeve Development Shaping A Better Community PUBLIC FACILITIES 17«o 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: ( �f - to feet from centerline. (kr- : ( � DeiZTM15-7(t4 5T. to 41 feet from centerline. (" -i i4c'.L St .) opt-06R— 1/4s ( L< L�cR-Tiro l / 9,q v.) to `U"› feet from centerlifie- ( � SvJ A-tc.ArrTA CT• to 3° feet from centerline. (1-44,04fte STDS) G Qks -G A Ot P- vsrom,4 Street improvements: ( .� 1/ street improvements will be necessary along ! S'r• to include: Er 772, feet of pavement t-1 c-.42-17 -c c s; -i Eoncrete curb [storm sewers and other underground utilities L1' (� -foot concrete sidewalk EIVstreet trees Street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section (- ) — - stree provements will be necessary alon 5w' A Tea 5r to include: ❑vr feet of pavement Flo \ -rED c 3 1 C3'concrete curb Q storm sewers and other underground utilities -foot concrete sidewalk street trees EKstreet signs, traffic control devices, streetlights and a two-year streetlight fee. (✓j street improvements will be necessary along c'tcl uJ ( RE. 0Ar to include: ❑ feet of pavement ❑ concrete curb '7 op-6( v ❑ storm sewers and other underground utilities C' ❑ -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. ( y 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 e in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines ar on the opposite side of the street from site. If the fee in-lieu is proposed, it is equal to $ 27. 0 per lineal foot of street frontage at contains the overhead 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. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section In some cases, where stree provements or other necessary pi 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 . The proposed development must be connected to a public sanitary sewer. Pt is the developer's responsibility to ►. ,�,,.�� �p Water Supply: The I Up -r c'L ()J,'rsre__ a_5 cT - Phone:(503) "� l provides public water service in the area of this 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. 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. • 5k-se,m r f sraR r� P Fee— Rc-�cc-� 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 OF TIGARO Pre-Application Conference Notes Page 3 of 6 Engineering Department Section to pay a fee in-lieu of const .ing an on-site facility provided sp c 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. (1-2( Payment of the fee in-lieu. M� (t• °F Sot- ►APep..Jiws 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. �p ° �irl�lam- tvi-- D AsS��i�,ttc�J� / o �I h�- S�•R( Irs (?_ ,Q.)t "� BG- SL,F.I..A tn> 'Co (-III 6 @ TiM� LA JD ull1G A A,A-rw,./, I 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. (� r7 A y Rx C 1J1�-T �-1 1611 �5 A Le c.4(-01Ta 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 msive work such as main utility line extensions, street improvements, etc. In subdivisions, tnis 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 FOI, ,BDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: l Z I 'o I`t6 ENGINEERING DEPARTMENT STAFF Phone: [5031639-4111 Fax: 15031684-7291 h\patty\masters\preapp.eng (Master section preapp-r mst) 01-Sept-98 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Oepanment Section 1 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: Date: i L(b(.3 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): 13 Vicinity Map EC Preliminary Grading/Erosion Control Plan PI/ Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map L Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ?❑ Tree Preservation/Mitigation Plan 12r- Site Development Plan Architectural Drawings 13" Landscape Plan 13' Sign Drawings 12--- 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 ZQ 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: Gi'LL Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation Storm Drainage System Downstream Analysis rPreliminary 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). Vicinity Map Showing the location of the site in relation to: • Adjacent properties 2( • Surrounding street system including nearby intersections • Pedestrian ways and bikeways 2 • Transit stops a • Utility access Q--- Existing Conditions Map Parcel boundaries, dimensions and gross area a Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) Er 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 a • Slopes in excess of 25% Er • Unstable ground • Areas with severe soil erosion potential • Areas having severely weak foundation soils a 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 Er Location and type of noise sources 0 Locations of existing structures and their uses Locations of existing utilities and easements E Locations of existing dedicated right-of-ways 1:4---- 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 street ❑ Names, addresses and telephone numbers of the owner, developer, e.•ineer 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 own- of adjoining parcels of unsubdivided land ❑ Contour lines related to a City-established benchmark a intervals for-0-10%grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the f• owing (within pnd adjacent to the proposed subdivision): • Public and private right-of-ways and ea -ments ❑ • Public and private sanitary and stor • sewer lines Cl • Domestic water mains including e hydrants ❑ • Major power telephone trans • ssion lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for .:rks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of a structures and the present uses of the structures, and a statement of which structures are to remain . 'er platting ❑ Supplemental i •rmation including: • Propose. deed restrictions (if any) ❑ • A pro..sed plan for provision of subdivision improvements ❑ Existin• atural features including rock outcroppings, wetlands and marsh areas The . oposed lot configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for p '•oses other than residential, it shall be indicated upon such lots ❑ 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 Cl Proposed property lines ❑ Description of parcel location and bounded- ❑ Contour lines (2' intervals for slopes 0- !% or 5' for slopes >10%) ❑ Location, width and names of stree easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildi.•s on and within 25' of all property lines ❑ Location and width of all w. -r courses ❑ Location of any trees wi 6" or greater caliper at 4' above ground level ❑ All slopes greater th. 25% ❑ Location of existi • and proposed utilities and utility easements ❑ • Any applicable deed restrictions ❑ Evidence •at land partition will not preclude efficient future land division where applicable ❑ Future - reet 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 Q� Contour line intervals The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways l' • 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 [2' • Loading and service areas 1:}/ • Pedestrian and bicycle circulation a- • Outdoor common areas E2' • Above ground utilities 0 • Trash and recyclable material areas [r 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 Et • Sanitary sewer facilities a • 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 El' The locations of the following: • All areas to be landscaped []" • Mailboxes El • Structures and their orientation [I' Landscape Plan Location of trees to be removed L' 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 EY • 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 L Public Improvements/Streets Plan Proposed right-of-way locations and widths Z A scaled cross-section of all proposed streets plus any reserve strips 0' Approximate centerline profiles showing the finished grade of all streets including street extensions for a / reasonable distance beyond the limits of the proposed subdivision El City of Tigard Land Use Application Checklist Page 4 of 5 s Grading/Erosion Control Plan The locations and extent to which grading will take place Existing and proposed contour lines Slope ratios 14- Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipQ-sizes indicated on the plans [� Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants pv Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow Location,width and direction of flow of all water courses and drainageways 1 � Location and estimated size of proposed storm drainage lines Ld Where applicable, location and estimated size and dimensions of proposed water quality/detention facility [� Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees LT Program to save existing trees or mitigate tree removal (Section 18.790.030) [� A protection program defining standards and methods to be used during and after construction [ Architectural Drawings 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 • i:\;curpin\masters\revised\chklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 Pre-Apps (CD Meetings) December 1998 S M T W T F S 1 2 3 4 5 • 6 7 8 9 10 11 12 Si 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Thursday, December 10, 1998 8:00 8:30 9:00 9:30 10.00 ..2.�.<.> . . � �� »:!�: �;for Ma�r1�"� 10:30 11:00 11:30 12:00 12:30 1:00 • n ( 1 1:30 ‘A 2.00 2:30 (�� 3:00 3:30 4:00 4:30 5:00 5:30 6:00 10:25AM Friday,December 04, 1998 I December 2, 1998 City of Tigard Planning Department RE: Preapplication Conference To Whom It May Concern: Enclosed herewith are two site plans for property located at the southeast corner of the intersection of SW Dartmouth Street and Pacific Highway(OR 99W),together with a check in the amount$240.00 payable to the city of Tigard for the Preapplication Conference fee. Below are answers to all items referred to under Section 2 of the Preapplication Conference Checklist. Applicant: Olympic Associates Larry K Cross A.I.A. 701 Dexter Avenue North Ste 301 Seattle WA 98109 (206)285-4300 Site Plan(two copies)attached. Proposed use for this property is for Magnolia Hi-Fi and Video,a high end retail store selling various types of Hi-Fi equipment,telephone equipment, stereo equipment,video and television equipment and like equipment for installation in automobiles. Tax map TAX 1 S 136 CD lot#1700(copy attached to this letter). Current owner is The Holland, Inc. a Washington Corporation,under purchase contract with P&F Properties of the N.W., an Oregon General Partnership. Topographic information with contour lines is on the attached site plan(survey also included). 1 I believe this answers all questions addressed in the Preapplication Conference Checklist although if other information is required please contact Larry Cross in Seattle or a local contact, Bill Floberg at: P&F Properties of the N.W. Bill Floberg 834 SW St. Clair Ave Portland OR 97205 (503)225-0700 Very truly yours, 65 Larry ross WCF/es , . . .. . ;:•'.`,L,..'. •:,• .1. - ,•-• • . ... .. 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' i ,, r IF " uirtD � ) " {,e-f-cueen bikes KITTELSON & ASSOCIATES, INC. TRANSPORTATION PLANNING/TRAFFIC ENGINEERING 610 SW ALDER,SUITE 700 • PORTLAND,OR 97205 • (503)228-5230 • FAX(503)273-8169 May 13, 1999 Project No. 3541 10? EnilVE LAN Brian Rager MAY 17 1999 City of Tigard 13125 SW Hall Blvd Oi i-Y OF TIGARD Tigard, OR 97223 RE: Magnolia Hi-Fi Transportation Impacts at the SW Dartmouth Street/SW 68th Avenue and SW Dartmouth Street/SW 72nd Avenue Intersections in Tigard, Oregon . Dear Mr. Rager: Kittelson and Associates Inc., has prepared this memorandum to detail the transportation impacts of the proposed Magnolia Hi-Fi, located at Highway 99W/SW Dartmouth Street, on the SW 68th . Avenue/SW Dartmouth Street and 72nd Avenue/SW Dartmouth Street intersections in Tigard, Oregon. From a trip generation study conducted at an existing Magnolia Hi-Fi in Everett, Washington, we determined that the proposed Magnolia Hi-Fi in Tigard will generate 165 peak weekday trips, 25 of which will occur during the weekday p.m. peak hour. Distribution of these trips will route 25 • percent of them through the SW 72nd Avenue/SW Dartmouth Street intersection. This is equivalent to 41 and 6 new trips during the peak weekday and weekday p.m.peak hour,respectively,at the SW 72nd Avenue/SW Dartmouth Street intersection. The new trips were then distributed through to the SW 68th Avenue/SW Dartmouth Street intersection in a proportion consistent with estimated background traffic turning movements at SW 72nd Avenue/SW Dartmouth Street. That is, we assumed that 31 and 69 percent of the traffic - traveling from the proposed Magnolia Hi-Fi turned right or went straight through the SW 72nd Avenue intersection, respectively. We assumed that no Magnolia Hi-Fi traffic turned left at this intersection because that would represent an illogical route choice. The attached figure summarizes the traffic volumes calculated in this manner. As the figure shows, 28 new peak weekday trips are expected at the SW 68th Avenue/SW Dartmouth Street intersection. Four new weekday p.m. peak hour trips are expected. FILE NAME:H:IPROJFILE\354113541 MEM I.WPD I 0 NORTH (NOT TO SCALE) Ale lio.. 41 trips during peck weekday 6 trips during weekday p.m. peak hour Q a I a F- °O o N z- ZU N W a M U (I) 0O a CO.�, SI TE ing peak weekday — ATLANTA ST ng weekday p.m. BABIES ur 'R' US 111 1110 COSTCO CUB FOODS SHOPPING CENTER SW DARTM0 TH S` TRI-COUNTY B CENTER G TIG RD TRIANGLE F� OF'ICE COMPLEX 02 SW ■ BEVELAND T ST 0 ti EAGLE - HARDWARE TRIANGLE 41) CORPORATE PARK IIII\ am. Ilk 1 - - - FUTURE ROADWAY CONNECTION TRANSPORTATION IMPACTS AT SW 68TH AVE AND SW 72ND AVE INTERSECTIONS TIGARD MAGNOLIA HI-FI FIGURE 17a TIGARD, OREGON MAY 1999 MEMOF001 Mr. Brian Rager Project No. 3541 May 13, 1999 Page:3 We hope this letter adequately addresses the transportation-related impacts of the proposed Magnolia Hi-Fi development on the intersections of SW 68th Avenue and SW 72nd Avenue with SW Dartmouth Street. Please do not hesitate to call if you have any questions. Sincerely, KITTELSON AND ASSOCIATES, INC. Marc Butorac, P.E. Transportation Engineer • • Kittelson&Associates,Inc. Portland, Oregon P & F Properties of the N.W. RECEIVED PLANNING May 17, 1999 MAY 1 7 1999 G11 Y or i i(iARD M.J. Roberts Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard OR 97223 RE: Magnolia SDR Space 99-0006 Dear Mark: This letter shall serve as a proposal for the mitigation strategy for the proposed traffic lights at SW 68th and Dartmouth and SW 72m and Dartmouth to be built sometime in the near future. Based upon the same formula that was acceptable for the Babies'R Us development we have come up with a formula as follows: Babies'R Us— 72nd and Dartmouth: 1.1%add trips=$20,000 68th and Dartmouth: .75%add trips=$10,000 Magnolia Hi-Fi- 72nd and Dartmouth: .23%add trips=$4,182 68th and Dartmouth: .15%add trips=$2,000 Therefore Magnolia Hi-Fi's responsibility would be$6,182.00 total obligation for future traffic signals. Hopefully this will allow the City of Tigard to sign off on our Land Use permits so we may move forward with submittal for actual building permits. If there are any questions or we may be of further assistance,please do not hesitate to call. I again thank you for your continued support and professionalism in working with us. Very truly yours, William C. Floberg Cc: Larry Cross, Olympic Associates WCF/es 834 Southwest St.Clair Avenue Portland,Oregon 97205 503/225-0700 Fax 503/228-2533 May 21, 1999 4 AusiVt tik CITY OF TIGARD OREGON David Fletcher TM Construction PO Box 20820 Seattle, WA 98102 RE: Plans Check Number: 5-49C 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: SDR99-00006 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. Pt14MA - 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 0)7 20 99 14:06 $503 6' 6179 PRIDE DISPOSAL 0001 S Pride Disposal Co. Fa)C Ian To: C4(/ 0.-C ( 1 From: i-► L2 Fa.ic 6`36) Date: 7 — f L' Phone: Pages: 'n/ Re: ttn: /v!Qom.v) ,4 , in Urgent O For Review ❑ Please Comment = ' ■ Please Recycle TELEPHONE(503)6256177 FAX 0 (503)6254179 -Comments: (1 c.k.) 1( Po sea 9' 14-1-e-,---1Y- In-z. � ►-C (15-1.3 -1 , <4..Lp /9-5 S 1,1,5,,s o, 7u �n 07 20,'99 14:06 $50) 6 6179 PRIDE DISPOSAL �O02 004 Sent By: OLYMPIC ASSOCIATES; 206 285 4371 ; Jul-: i9 14:28; Page 1 plIANO OLYMPIC TRANSMITTAL RECORD ASSOCIATES Phone; (206)285-4300 COMPANY Fax: (206)28S-4371 ■ 701 Dexter Ave.N #301 Seattle WA 98109 Dare: 7-20-99 Job No.: 99079 Attn: Lenny Hing To: Pride Disposal P.O. Box 820 Sherwood, OR 97140 Subject: Magnolia Hi-Fi Dumpseer Location,ISD/. r9 ar Conie,q Description 1 Site plan - no scale 1 Enlarged area of dumpster Ca 1/16" = The dumpster enclosure measures 21'-4" x 11'-4" with an inside clear area of 20' x 10' min. The gates are 10' wide and are able to be pinned in the closed position or in the open position with a min opening of 115 degrees. The enclosure will be constructed out of 8" CMU blocks - 6' high with a site obscured chain link gate. ( ) For Information ( ) Original to be MAILED ( ) For Use (x ) Via FAX (x) For Approval FAX# _303-62541 ( ) No Exception Taken 3 Total pages, including this page ( ) Make Corrections Noted ( ) Revise and Resubmit Copy to: OLYMPIC ASSOCIATES COMPANY by Jean Bates 117 20, 99 14:07 $503 6"" 6179 PRIDE DISPOSAL al 003 '004 Sent By: OLYMPIC ASSOCIATES; 206 285 4-371 ; Jul-. )9 14:28; Page 2/3 .. _ __ __ . II ......,,,,.... „‘„ii I .......„. 1 ,. ___...:.. .__L____ i !ig:lif - '---- 1!1 !!!12 wka Or I) ,,, • i • . ( ____ r 4141t--.. ... - -,_ r, 1 1 . 1 q11;..1-1.- / 0....I \ ei_ 1 iti i i .. 1 I9) if qi AA r \ : 1 o li gd i ati 1 i 0 1 . . .... .... , . .. . . ..., _A w 3 1 L 66'-6 ' I�i g CII I � a►' we EMI hi larl I 1.III I I i• 1111Pr_ Mal ATE it,ec 2.-o-IMP I : El .sert5 MIMIC MI I ihY' ! 1 r, , , liAlgi ,1:.;_r__ z ty, — !i — 1 Ia4 0 V, 4L02-11-T 4 li I 4,t4. .._ 1p.! / g . , ._Ti .,..,. 4 I fa rn I v. i 4 (1' 1 . 4 = 6 . — f 07/20/99 14: 07 $503 0 6179 PRIDE DISPOSAL l j004/004 '!' Sent By! OLYMPIC ASSOCIATES; 206 285 4371 ;; Jul .9 14:29; Page 3/3 . , �._lJ — - - A _- - --P AC1 W4 Y 61 \ • 'nib Arillri `110,1 " I i 1 1 -. 11,Wrill'erliiinirt. 6- 14, .a oss".0 ° .iii 'ail-lii:ii\k St ®,I - _ III 1I ��_ _.:\ \\ l W M 0 ■ \ it.6, ,--..—:.a .. ... , . . Mi. . Rip g s ,, _11111 IpialZi , 2 i IP 9 briabl<1 . \ e ' - — -fid ..-. --.1't .7-,.y r � '47.71\ v.. ` t C r J r tr: Nsv: ,41.4,41■ , --. 0 ---,iuipiy,,,a; FeAg11111 111 111 --- --1 \ ,,, 1,._ ,- 1 .__ ___. _.......____. „,.. .„,....._ ._ •._______T-- . \ , , ._. 7, .... . ?lit 114 vi t N . . i ��— v J a, , � � a 1 di • C01— hi I. I �1. J D ; St. ! • l ,i. ,,,A , , �a� -4,1 � 1 v it k t A, . i , .. .. . ,.. • , , . ...... .. , - i.e....J. " N. \L,N.. •--•,- _ • • r L g....0)1At CITY OF 11GARD August 16, 1999 OREGON Susan Keeger Key Bank VIA FAX: 790-7822 RE: Magnolia Hi-Fi —Zoning Compliance Dear Susan: This letter is to confirm in writing that the Magnolia Hi-Fi project at the corner of Dartmouth and Pacific Highway has received Site Development Review APPROVAL from the City of Tigard. The project is classified as Sales-Oriented Retail, which is a permitted use in the underlying C-G (General Commercial) Zone. The project approval was final on May 24th 1999 and became effective June 8th, 1999 at the end of the appeal period. No appeals were filed. Once the conditions of approval are satisfied, permits will be issued for construction of the project. If you need additional information or have any questions, feel free to call me at (503) 639-4171 ext. 315. Sinc r ly, ' t\ Mark J. Roberts Associate Planner i:\curpin\mjr\letters\maghifi_keeger.let c: SDR1999-00006 Land Use File 1999 planning Correspondence File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 08: 1 - .9 15:43 T2503 684 7297 CITY OF TIGARD a 001 1444441114* .....i ..E. 1.4 *** ACTIVITY REPORT ***He*****#***$,..f.h. ..f. ..i..i..f..f.*** TRANSMISSION OK TX/RX NO. 8382 CONNECTION TEL 503 790 7822 CONNECTION ID REAL ESTATE GROU START TIME 08/17 15:42 USAGE TIME 00'37 PAGES 1 RESULT OK CITY OF TIGARD August 16, 1999 OREGON Susan Keeger Key Bank VIA FAX: 790-7822 RE: Magnolia Hi-Fi —Zoning Compliance Dear Susan: This letter is to confirm in writing that the Magnolia Hi-Fi project at the corner of Dartmouth and Pacific Highway has received Site Development Review APPROVAL from the City of Tigard_ The project is classified as Sales-Oriented Retail, which is a permitted use in the underlying C-G (General Commercial) Zone. The project approval was final on May 24th 1999 and became effective June 8th, 1999 at the end of the appeal period. No appeals were filed. Once the conditions of approval are satisfied, permits will be issued for construction of the project. If you need additional information or have any questions, feel free to call me at (503) 639-4171 ext. 315. Sin -r=1y, I 7; Mark J. Roberts Associate Planner , WESTECH ENGINEERING, INC. SDK/q9 9- 000 ooh CONSULTING ENGINEERS&PLANNERS September 9 1999 Julia Hyduk City of Tigard Community Development Department 13125 SW Hall Blvd Tigard, OR 97223 RE: Magnolia Hi Fi J.O. 2126.100 Dear Julia, Please find cnciosed four sets of the revised site landscaping plan. The callouts for the trees have been revised to reflect the required 2-1/2"caliper size. The spacing of the street trees in Dartmouth Street have been revised to meet the 28 foot spacing requirement. The two trees in Atlanta Street were spaced evenly between the south driveway and Dartmouth Street. We did not reduce the spacing down to 22 feet per the Tigard Triangle Design Standards as there would still not be room for an additional street tree, due to the handicap ramp at the Dartmouth Street/Atlanta Street intersection. The street trees along Dartmouth Street and Atlanta Street had been reviewed and approved through plan review by Tigard Public Works. If you have any questions or need additional information regarding this matter, please contact us at(503) 585-2474. Sincerely, WESTECH ENGINEERING, INC. C7) Dan Kizer, P. . Dbk enc. Cc: Mr. Larry Cross, Olympic Associates 3841 Fairview Industrial Dr.S.E.,Suite 100,Salem,Oregon 97302 Phone:(503)585-2474 Fax:(503)585-3986 • - STATE OF ORefON County of Weshlnpton sa 1,Jerry • of Assess- . merit CIM141 n ` • - County Merit for I the wIr nonunion f ° }eMNed anti ra Me* q4. • of saki Qouegr lerk Dors.E`- • DOC ; 99097160 Rect. 238270 66.00 00/19/1999 10:21147eeo • • • • • • • • • • r , L/ d Wd0t7:80 66. TE ono After racordins, raters to: • .. First fewrican Title „J�o .• Cdsearcial•Nevis CONDITIONAL EMINENT (Ingress and Egress) 71L-1 THIS AMMAN? melds as of this jday of _H b►,:1 w$+ , 1999, by and between P & F Properties of the N.W., Gr ntor, and Paul J. Doughty and Lill Doughty, husband end wife, Grantee. Whereas the Grantor is the record owner of the real property located in Washington County, State of Oregon described on attached Axhibit A, which shall be burdened by this easement, and -5 has the unrestricted right to grant the hereinafter described 2. conditional easement relative to said real property) and . ' �' Whereas the state of Oregon Department of Transportation has ' required a cross-easement for shared accessed with Grantee's property as a condition of issuing a permit to construct a "right in" access to Grantor's property: P4 (.+ WHBRBAs, Grantee ie the record owner of the real property G$0 located in Washington County, state of Oregon commonly known as 11670 SW Pacific Highway, Tigard, Oregon, to which the benefit of o this easement shall run; Z. NOV THEREFORE, in consideration of Zero Dollars paid by Q Grantee to Grantor and other valuable consideration, including () the satisfaction of the condition for issuing a permit recited 1-7 above, receipt of which is hereby acknowledged, the parties agree gift as follows: 1.1 The Grantor does hereby grant and convey to the Grantee a conditional right of way for ingress and egress over and across ' a portion of the real property described in Attached Exhibit A, that portion being described in the lower section of attached Exhibit A and ae drawn on attached Exhibit Et conditioned, however, upon the receipt from Grantee of a like easement reasonably acceptable to Grantor for a right of way for ingress and egress over and across a like portion of the Grantee's real property in order to give effect to the purposes of the Department of Transportation in requiring a cross-easement for shared accessed with Grantee's property as a condition of issuing a permit to construct a "right in" access to Grantor's property. 1.2 such conditional easement and right of way are for the benefit of the Grantor to obtain the permit, and may be used for vehicular and pedestrian ingress and egress of Grantor and Grantee. Use of this right of way obeli be on a regular, continuous, non-exeluaive basis, for the benefit of the Grantor, their successors, assigns, lessees, mortgages, invites, guests, customers, agents and employees. 1.4 During the term of this easement, Grantor shall maintain the easement provided, however, that Grantor or Grantee, as the case • PAGE i- CONDITIONAL EASE RT L/E'd Wti07:80 66, TE Slid , may be, shall may e, ,anegligence a ately liable for any dams ill! easement g, minuee or aocidental damage r ueed to toad by any person who a damage caused by permitted or at the b of Grantor tor Grantee.Agemant invitede behest 2.1 8xcept sa to the rights herein other a encumbrances on granted, and subject to all use and control of t above property, d real p or shall 2,3 Subject to the he &have described real property, r+hall run With the land and i e contained ha the shales shall bind and inure to the sbenefiteof admin�etratore athheir renpective heirs �uccessore in in AHBig!]Ar ex tercet, eCUtvro, IN WITNESS WNEREoF, the Grantor has executed this conditional easement effective as of the date noted above. • P & F PROPERTIES OP TRa R.W. QIiANT•• • IC- zTS, - STATE OF OREGON County of Multnomah ) fie o appeared this 10 day of ,, �..� the said - t I999, before me 8 the r Td I duly sworn ethat he, the D N,w, , a the •p— w; , did say that ha, Acknowledged Bale instrument t t m Said entity, was of P s F Authority of said free a 0 r._ l r, said rUarenc to be the free act and IN T�T2MpNy cfH dear p Da official seal the da SPROF, I have y• Y �d year lest above uric enp act row hens and affixed my Y COMMISSION EXPIRES: no .6-‘0.,_:_i:,..).i EDEN OFICWBi .eEPHyTek6011 i � ., -4.r ,F ry� PAGE 2- CONDITIOJti,Ai, EASSMgNT • 3 L/p•d wdib:e0 66, iE and • Order Na 882367 EXHIBIT'A' Port of the George Rbhardson Donation Land 1 South.Range 1 West of the Willamette Meridian, n hh9�Southwest d, County nor of Washington ne and Ste Hazel Cotton b ten of that particular trod Tigard, Hal M. Mckey and acne Y deed tecordod In Rook 220,ego IrD1e Hugo P.and Heft that t Mackey c1 Verne and from e n obbins to Cyrus it.and Dlah Knight byt(lend record d�tr�lpt k 288,tract conveyed both txxry Washington County Aso y ode of peed and being more opts rib adapt 63, both BaQIm�O at the particularly described ea foUt»ve: point of intersection of the rtChl d way line of the SW a Southwesterly Ikte of the eak►Cotton tract wth t right of way right of way Ire,a Pacific 14girwey (O.SH. 09-W): thence North b?•62' Ent ongt Ihrt a dy of the y le ance of 140.00 feet toe ae atone the sake aetd Cotton tract,veld Ilse also being the Southwesterly of lint co alnn hoot the eyed to CI/ar line � ChYeon �vs,by deed reaord�In Book 124, esleny floe of flint C6rtain treat rnnve L Ch soc, et East y dee the sake NOrlhtook 12 ,pi QI B 04.oehtnpton County Records of 6 to Gthence said It 22' tract, tr distance of staid N feet to the e 1 Cottrx,tract and lhn Nwtheaateriyy the nonce of the 85'22'Watt Tact, Ildi Rooth oea of 50 root Might tract east corner of the sold Knight 20'68'40'tte l a 11wnn R dtetancn of 123,55 foot to R pint; thence North oe of 246.2a foot to Ilto point of beginning, point;thence North • • • L/S'd hkiih:BO 66, re 591113 ' Magnolia 111-FI Accuse&lament Proleot No. 1338.01 August 6, 1999 tk■A% a„ PROPRRTI'DESCRIPTION A had!of land situate In the 8.W. 1/4 of Section 36 A hot Meridian,sh t In City t of Tigard, of Sect ' properly tic conveyed Township 1 n,South, I Wool, Y to William l'lnbor and Washington County,Oregon,being a as pertycd June 1G, Wit in Document d Steven Preece dha P portion of that ocunf&No.98073229, Washing on rCounl rtiee of the Natlbwcat, n re tr.l>atlie 1 ,1y 9 in Doc as(allows: No. y Deed g Aegimiln ��,end Pacific 111g at (width northeast varies); of+bnkl property,bolo o Highway(width va corner g point on the southerly right-of-way of thence,leaving said southerly right-of-way along the easterly line henc ,l Salt,50.00 feel; Y ofaaid property,South thetpC,leaving said east lino,South 68'52'14"West.32,00 teen theme,North 44°43'41'• w'eat,41.10 feet to said southerly light-of-way;ihece,along said southerly right-of-way.North 54"33'2s"aat,30.00I et to the Point of Containing 0.042 acres,or 1,814 square feet,more or less. Bearings based on S.N.24,538,Washington County Survey Records. OM:IV6/99 f PI v r°�` h.,410 x,07/00/a1r1R yr/�ta,4.. ►j •ANp 01 IIIMPA . i ORLON wiAY Ft AND N (14A44 1 1� PadllcCerpoesta Cenlee, 15115$.W Sequoia Px ( kwa�Sufic 150,T1gard,t7teyen 97229 5 L-9•d wttzb:80 66, TE Sod EXHIBIT "B" MAGNOLIA HI-FI ACCESS FASEKEN T IN S.W, 1/4 SEC, 36 T. 1 S., R, 1 W., W.M. L/L'd PAR 0/+/w GRA CIWIXED BY is nE�aws ra r4o. 13-14-01 Ii W ESTLAKE CONAULTANT8 iha ENO UfI!RTNo • SUlaRTmo • MANNINO N ib l alm. sUm 1eo,u( j 111:111? Wt3ZP:80 66. TE onu -Sent By: OLYMPIC ASSOCIATES; 206 285 4371 ; Sep-9-99 12:34; Page 1 r OLYMPIC TRANSMITTAL RECORD !4 4 ASSOCIATES Phone: (206)285-4300 COMPANY Fax: (206)285-4371 all 701 Dexter Ave.N #301 Seattle WA 98109 Da e: 9-9-99 Jo. No.: 99079 A : Julia Hajduk To City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 Su.ject: Magnolia Hi-Fi Jul a, In esponse to the correction letter that was faxed to our office on 5-20-99 the following items will be to u-n care as indicated below: Ite #1 & #3 - The revised landscape plan will be sent to you by Dan Kiser at Westech Engineering Ite #5 - Bicycle Plan - enclosed is a copy of the bicycle parking plan Ite #6 - The record of reciprocal access easement for the adjacent parcel will be sent to you by Bill Flo berg Ite #7 - Lighting Plan - a small copy is being faxed to you and a full-scale drawing is being sent to Ji Wolf by Reds Electric ( x) For Information ( ) Original to be MAILED ( ) For Use (x) Via FAX ( ) For Approval FAX 503-684-7297 ( ) No Exception Taken 3 Total pages, including this page ( ) Make Corrections Noted ( ) Revise and Resubmit CI 1y to: OLYMPIC ASSOCIATES COMPANY by Jean Bates Sent Ey: OLYMPIC ASSOCIATES; 206 285 4371 ; Sep-9-99 12:35; Page 2/3 Ti: Q ,� J IK1 i till ,. . ;4'. I // 1!1 ►4 FTSTOP + MONSTER N J� WIRE CABLE/ I�t \ ACCESS. cn A I 0 1 A4.1 Z 4 0 o. SECi fl U41 , I- or 44.1 A� u.v SOFFIT /�1 BY J TECN , `` L ■ il, 13'-0" T W CELWI.AR T\" ir �' _ 11 ,i. e J S ci _ t. r g'-0��� 4 STALL BIKF r I \ RACK 10'x6' MIN ‘\ ).) ck) ❑ a in 1-c 0 i "KNOX S l OX" PER ` UFC (TVFR) 902.4.2 1 e► • 8' MIN - 10' MAX - OF WALKING -SURFACE 1.1 I l 11 / I 5 E SHEET A1.1 FOR DETAILS O THE ACCESSIBLE PARKI A D 5IGNAGE ' \ \\--.... / \ S1'-4" 1 1 H 3 1 A4 1 1 DATE 9-9-99 E 1 , BIKE PARKING PLAN r , DRAWN: ,(rtlb SlE 1 � ` � , eau w CHECKED: 0 l Y r r 1 C ASSOCIATES Joe NUMBER: 99079 W MMER 1" = 20' CON PANT (r) CU CO CO a LUASNAIRE SCFEDULE VARNA LON A C.W.,Iw11w oa.w►rOR taw FI. Lows W cl A 2 RAO 120M FM 01E•CA1T CUTOFF U A111A11E IIO WATT METAL HALM 112042011.E1 MOO 0.11 i---7a D CREAM TYPE IV. 2d0 WATT METAL CO 1 1 1UO11/050 NAME-ICRIZO(TAL 111M101l1 11110 1.11 0 L Y LiMNIE 50*4 ASSO N Q °EWISARE CUTOFF v11R11TT11ETAL COMPANY C 1 RA017Wb LI1111411� /ARID[ 11Ml5UI IMO OH a) a) °' STATISTICS MAGNOLIA a HI-FI DNW S- M RI- 1181 r-Ilr. A.Mr OM 15b 1111 sit 5211 1151 PACIFIC HIGHWAY TIGARD, OR ••• Xrt,hd111d I� A R 11.1. (*� M177 y 14140 Copy t n0 4 ler Lo e 1 4An1;. On M era REDS N (O 0 N ELECTRIC COMPANY INC. t.yA_t.. IL! CoOLO , .Ill• �� ti"�M Po 7// USJU . a1 u L a7 17 V Y 17 a7 �SITE PLAN 11 I 11 u 17 LL I I L - 1 L L IT --1 1 17 L L L • , / . , al ll aRar 11 1J L 10 i/ a7 M i♦ t II 11 41 11 ��!0 L 111 1 17 1A 1.7 � • . • . L u 11 17 L fA L IA 11 L 0 L 4A u U) L Y 11 II 1J 11 u u 0.7 u IA 17 II u U L 15 aI L L a7 L 17 1.1 11 AI U I1 0A T Par Oa MI ol, ,Q� - 17 12 /A u IA 1.4 IA 11 U 11 U AI a II 1 it I• L IS 1 11• 1 A II 1.1 7 u L U 4 17 1.1 11 u U U 11 U u 11 U IA 11 11 I1 U II I U I/•TI 11[14 1p 4 . ai L I I u u 1.1 H � u u u aI TI 11 I.F IA TI IA Sr U U 14 L l4 l N 17 11 1.7 1 1.1 I L ai RI U a1 U u 64 1.1 1.I IA L L u 61 Si J O L L L II u L L C • • R ■ 4 N 1 •• U Y 11 L II ••.» -•*•• 9994 C] _ h. M- E-1 Q, _—v, MO 1M CO RZTURN RECORDED DOCUMENT'*" ‘5 CITY HALL RECORDS DEPARTMI STATE OF OREGON 'CITY OF TIGARD } SS {D 13125 SW Hall Blvd. `County of Washington Tigard,OR 97223 I,Jerry 7-$k' nom[? ., •r of Assess- PARTNERSHIP ment and n -.. `^r I 'o County Clerk for dd.'�; '. -rtify that the wit ' r "e t ofwr'r _ eceived and re.ar98.' ' bo 1s of said county ft .X File No \C"—dJQgLP t }tea : i,ACC:) ,4074 s bl an orl Director of axation, Ex- y Clerk EASEMENT Doc : 99114854 Rect: 241524 21.00 PERMANENT 10/08/1999 11:33:25am SANITARY AND STORM SEWER P&F Properties of the N . W. hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing, operating, maintaining, inspecting,and repairing of an underground storm drainage line and sanitary sewer line,together with the right to remove,as necessary, vegetation, foliage,trees,and other obstructions on the parcel of land described in Exhibit A", situated in the City of Tigard,Washington County, State of Oregon. THE TRUE CONSIDERATION for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right, title, or interest except those expressly stated in this easement, nor otherwise prevent Grantors from the full use and dominion thereover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated, the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors,their successors,and assigns in the case of such event. TO HAVE AND TO HOLD the above-described and granted premises unto said Grantee, its successors,and assigns forever. IN WITNESS WHEREOF,I hereunto set my hand on this 14 da of September 19 99 P&F Properties of the N .W . (Jerc Name of Partnership Signature 834 S . W. St . Clair Avenue gWilliam C. Floberg Address Title Partner Portland OR 97205 AII1I „ Signatu 11101, teven . . Preece Title STATE OF OREGON ) Partner )ss. County of Washington ) ll ' t This instrument was ac owled before me on (/J 7 I Q i (date)by S4ev� P• �(e_e C.e 0-P1C( UJ LlkkeLv n C. o 111 name(s)of person(s)) as `P v`Qh.a (type of authority,e.g.,officer,trustee,etc.) of r Pro Pam p lJ fl ?J. kJ - (name of party on behalf of whom instrument was executed). OFFICIAL SEAL Y: E®EN C.STEPHEN£ON ) (' ^ NOTARY PUBUC-0OREGON 1 Notary's Signature �)) � � COMMISSION NO.314162 / M Commission Expires: (' MY COMMISSION EXPIRES JULY 5.2002 Y P �) [JD Accepted on behalf of the City of Tigard this I6 day of �-h-m 64.✓ , 19 99 . Q P. Ci NO CHANGE IN TAX STATEMEN 1-?' is ENICAPUB-FORM\SANSEW-P.DOT EXHIBIT"A" WESTLAKE CONSULTANTS INC. ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Magnolia Hi-Fi Storm Drainage Easement Project No. 1338-01 September 13, 1999 PROPERTY DESCRIPTION A tract of land situate in the S.W. 1/4 of Section 36, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County,Oregon, being a portion of that property conveyed to William Floberg and Steven Preece dba P& F Properties of the Northwest, as recorded June 16, 1999 in Document No. 99073229, Washington County Deed Records, and being more particularly described as follows: Beginning at a point on the easterly line of said property, being North 21°07'46" West, 32.90 feet from the southeast corner thereof, also being a point on the northerly right-of-way of "proposed" S.W. Atlanta Street(60.00-foot wide); thence,along said northerly right-of-way on the arc of a 445.00-foot radius curve to the left, (chord bears North 88°17'51" West, 18.54 feet), 1 8.54 feet; thence, leaving said right-of-way line,North 30°44'25" West, 7.73 feet; thence,North 01°35'06" East,47.59 feet to said easterly line; thence,along said easterly line, South 21°07'46" East, 58.72 feet to the Point of Beginning. Containing 0.014 acres,or 598 square feet, more or less. Bearings based on S.N. 24,538, Washington County Survey Records. si \ PROFESSICNAL GRA: 8/13/99 ! • 41 Py SCALE 1"=50' s‘kc3s us Q J. PAUL AND LILLI DOUGHTY BOOK 617, PAGE 669 R \ \ \ `\ \ P & F PROPERTIES OF THE NORTHWEST ■ \ FEE NO. 99073229 \ \ `\ \ N \ N \ \ \ A \ " \ \ � \ D S21'07'46-E G\ \ sa.7z' am ■ o vi 1) N n ^ 0 0 POINT OF BEGINNING ■'��\ �1 \ z N 30'44'25"W \ 7.73' --'''\� \ R=445.00 �N21307' 6"W \ \ L =18.54' 2.940' \ r" S.W. ATLANTA ST. I 0 \ EXHIBIT B DATE 9/13/99 STORM DRAINAGE EASEMENT DRAWN BY CHECKED BY GRA I,! CONSULTANTS INC.WESTLAKE IN S.W. 1 /4 SEC. 36 ENGINEERING • SURVEYING • PLANNING T. 1 S./ R. REVISIONS . 1 W. W.M. PACIFIC CORPORATE CENTER JOB NO. 15115 S.W. SEQUOIA PARKWAY, SUITE 150 (503 684-0652 L f 1338-01 TIGARD,OREGON 97224 FAX (503; 624-0157 RETRUN RECORDED DOCUi`*r.NT TO: STATE OF OREGON 15 CITY HALL RECORDS DEl' 4ENT, } SS 1 CITY OF TIGARD .:ounty of Washington 13125 SW Hall Blvd. I, Jerry An • -r of Assess- ment and = tDbn - i s 'o County Clerk for ° ■ •' S.∎ `,•rtify that PARTNERSHIP the wit 1. r ,.• � �' -ceived and re,..r e•" •• 1•',41-t me of said county_ g. . ; , * S 1°1°1-OCcO 71- File No. `' ,1 ''_ � ;,- - s ;w wd' ar o4 •(rector of s s 1 t = . = -lion,Ex- OffItictfoutity lerk Doc : 99114853 DEDICATION DEED Rect.: 241524 21.00 10/08/1999 11:33:25am FOR ROAD OR STREET PURPOSES P&F Properties of the N .W. does hereby dedicate to the public a perpetual right-of-way for street,road,and utility purposes on,over,across, under,along,and within the following described real property in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF,I hereunto set my hand on this 14 day of September , 19 99 . P&F Properties of the N .W . Name of Partnership Signature P34 SW St_ Clair Avenue William C. Floberq Address Titled a r t n e r Portland OR 97205 di , , , Atilale4 SIA Sign. re Steven . P . Preece Tax Statement Mailing Address(f dii ferent from above) Title Partner STATE OF OREGON ) )ss. County of Washington ) This instrument was.acknowlciged before me on 91 P-ft' 1 (date)by S�n• P. r reLC.l - � (,v c(l l a.rn C . 7 In lo,Ln.g (name(s)of person(s)) as o. ,D (type of authority,e.g.,officer,trustee,etc.) of--F4 V Ten pQr4 te& 'NI M 1t ) (name of party on behalf of whom instrument was executed). IIIIP —Ali • () ,*-"<, OFFICIAL SEAL Notary's Signature c��. - EDEN C.STEPHENSON ) ( I NOTARY PUBLIC-OREGON () 5 a.o ( `... COMMISSION N0.314162 ( My Commission Expires: 1 MY COMMISSION EXPIRES JULY 5,2002 1 -H. Accepted on behalf of the City of Tigard this I L day of 54-74e4"1.2:''C , 19 19 . Cit (� City Engineer 1:1ENG\PUB-FORM\ROWDE-PT.DOT f - 3 WESTLAKE CONSULTANTS INC. ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Magnolia Hi-Fi S.W.A{lon4.0. Street Dedication Project No. 836-02 August 2, 1999 PROPERTY DESCRIPTION A tract of land situate in the S.W. 1/4 of Section 36, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, being a portion of that property conveyed to The Holland, Inc., as recorded December 30, 1993 in Document No. 93110323, Washington County Deed Records,and being more particularly described as follows: Beginning at the southeast corner of said property; thence, along the southerly line of said property,North 83°36'41" West, 112.34 feet to a line parallel with and lying 47.00 feet easterly of the centerline of S.W. Dartmouth Street; thence, along said parallel line,on the arc of a 547.00-foot radius curve to the left,(chord bears North 23°28'03" West,34.48 feet),34.48 feet to a point of cusp; thence, along the arc of a 30.00-foot radius curve to the left,(chord bears South 61°30'09" East, 35.46 feet)37.94 feet to a point of reverse curvature; thence,along the arc of a 445.00-foot radius curve to the right, (chord bears North 87°34'56" East, 82.42 feet) 82.54 feet to the easterly line of said property; thence,along said easterly line, South 21°07'46" East, 32.90 feet to the Point of Beginning. Containing 0.059 acres, or 2,549 square feet, more or less. REGISTERED Bearings based on S.N. 24,538, Washington County Survey Records. PRCF s URV SAL uRV>`YoR GRA: 8/2/99 h.•/admrn/083602/Survey/p83602ad.doc OREGON JULY 25,1990 GARY R.AND ERSON • 2434 es,A444 it13115� ICI Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150,Tigard, Oregon 97224 - C1111111) ; SCALE 1"=50' Q J. PAUL AND LILLI DOUGHTY BOOK 617, PAGE 669 . . \ -5 THE HOLLAND, INC. \ FEE NO. 93110323 \ Lr\ O \ \\:\ 0=03'3643R=547.00' L=34.48' J CH=N23'28'03"W y \ 34.48' P:A ►1 6 A=72 27'30' =10'37'40 R=30.00' R=445.00' L=37.94' L=82.54' CH CH= `,i 1 CH=S61'30'09'E 82 42' 35.46' 0 ._, \ o. POINT OF BEGINNING N8336'41" • _ � 123.67 \ ,� o S.W. ATLANTA ST. , \ ,, WAREMART, INC. %, FEE NO 94103737 ti , , 1 , , \ EXHIBIT "B" DATE 8/2/99 S.W. ATLANTA STREET DRAWN BY CRA 111 WESTLAKE RIGHT-OF-WAY DEDICATION CHECKED BY TGB CONSULTANTS INC. ' IN S.W. 1 /4 SEC. 36 REVISIONS ENGINEERING • SURVEYING • PLANNING T. 1 S., R. 1 W., W.M. PACIFIC CORPORATE CENTER JOB NO. 16116 S.M. SEQQUOIA PARKWAY, SUITE 150 603 884-0852 836-02 TIGARD,OREGON 97224 FAK �503� 624-0157 RETRUN RECORDED DOCU1"'NT TO: STATE OF OREGON CITY HALL RECORDS DEP./ PENT SS 1 `� CITY OF TIGARD my of Washington 13125 SW Hall Blvd. I, Jerry : nay p,1 a 4•r of Assess- ment andn !• :s ,,'o County Clerk for ,‘ •„,„-,;, ...,.;' i . E:rtify that PARTNERSHIP the wit 1 1, `'r ,n ' ' , ceived and re =rte•,, •.'Of ' l--,�of said county. * `''):II , File No. S 2E- °I°tIG , �, 1t: o nirector of ' ss '• axation, Ex- b tlerk Doc : 99114852 DEDICATION DEED Rect: 241524 21.00 10/08/1999 11: 33: 25am FOR ROAD OR STREET PURPOSES P&F Properties of the N . W. does hereby dedicate to the public a perpetual right-of-way for street, road,and utility purposes on,over,across, under,along, and within the following described real property in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF,I hereunto set my hand on this 14 day of September , 19 9 9 . P&F Properties of the N . W . jr...6 Cc-frei,, Name of Partnership Signature 834 SW St . Clair William C . Floberg Address Title Partner Portland OR 97205 _: 1 A►_:i g A, /. ' • c--—- Si y _ Tax Statement Mailing Address(fdiferentfrom above) Title Partner STATE OF OREGON ) )ss. County of Washington ) 7�i stru a wa k,,�, �P edbeforemeon 9/14/99 Steven P . Preece and 11 t ip u,p r. rf-Qi�gY` (date)by ... (name(s)of person(s)) as �. c (type of authority,e.g.,officer,trustee,etc.) of il _ • (name of party on behalf of whom instrument was executed). O ♦,". OFFICIAL SEAL / &. ...___ //Ai____ () ' ` i EDEN C.STEPHENSON { r ° r Notary's Signature 1 NOTARY PUBLIC OREGON ) `��i� COMMISSION N0.314162 My Commission Expires: rj OcD) 1 MY COMMISSION EXPIRES JULY 5,2002 1 J Accepted on behalf of the City of Tigard this to-ti. I day of 5 e-,M b�• , 19 1, . City Engineer t r I\ENG\PUB-FOR 1\ROWDE-PT DOT 1 — ✓ WESTLAKE CONSULTANTS INC. ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 • Fax: 503 624-0157 Magnolia Hi-Fi S.W. Dartmouth Street Dedication Project No. 836-02 August 2, 1999 PROPERTY DESCRIPTION A tract of land situate in the S.W. 1/4 of Section 36, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County,Oregon, being a portion of that property conveyed to The Holland, Inc., as recorded December 30, 1993 in Document No. 93110323, Washington County Deed Records, and being more particularly described as follows: Beginning at the northwest corner of said property, being the point of intersection of the easterly right-of-way of S.W. Dartmouth Street(70-foot wide)and the southerly right-of-way of Pacific Highway(width varies); thence, along said southerly right-of-way,North 54°35'25" East, 12.12 feet to a line parallel with and lying 47.00 feet easterly of the centerline of said S.W. Dartmouth Street; thence, along said parallel line, South 27°12'47" East, 200.37 feet to a point of curvature; thence, continuing along said parallel line, on the arc of a 547.00-foot radius curve to the right, (chord bears South 24°26'14" East 52.98 feet), 53.00 feet to the southerly line of said property; thence, along said southerly line,North 83°36'41" West, 11.33 feet to the southwest corner thereof; thence, along the westerly line of said property,North 27°12'47" West, 245.29 feet Point of Beginning. 4...- REGf Containing 0.068 acres,or 2,954 square feet, more or less. PROFI E Bearings based on S.N. 24,538, Washington County Survey Records. GRA: 8/2/99 OREGON JULY 25, 1990 `z h./admin/083602/Survey/p83602dd.doc GARY R. ANDERSON 2434 lz(- / 115 III Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150, Tigard, Oregon 97224 le . 0\G SCALE 1"=50' Q .ycii afD J. PAUL AND LILU DOUGHTY BOOK 617, PAGE 669 L <1 POINT OF BEGINNING '')‘• is THE HOLLAND, INC. r FEE NO. 93110323 • \ \ y0y�' 00 G E 6 13 0 ..-1.0\ s ' I C. OP k.Pi), \c, 4l• 6=05'33'05" R=54700' L=53.00' CH=N24'26'14"W 52.98' 11.33' 111., \ %, N83'36'41"W S.W.2 ATLANTA ST. \\\ WAREMA FEE NO. 907 i 1 EXHIBIT "B" DATE 8/2/99 S.W. DARTMOUTH STREET DRAWN BY GRA I�� WESTLAKE RIGHT-OF-WAY DEDICATION CHECKED BY TOO CONSULTANTS INC. IN S.W. 1 /4 SEC. 36 REVISIONS / ENGINEERING • SURVEYING • PLANNING T. 1 S,, R. 1 W., W.M. PACIFIC CORPORATE CENTER JOB NO 16116 S.lf. SEQUOIA PARKWAY, SUITE 150 ((50B 684—OE52 836-02 TICARD,OREGON 07224 FAX (509 824-0157 RETRUN RECORDED P^^UMENT TO: STATE OF OREGON 15• CITY HALL RECORDS ARTMENT, ). SS 1 CITY OF TIGARD County of Washington 13125 SW Hall Blvd. I Jerry ; n �' . r of Asses' Tigard,OR 97223 ment and n z• /too Coun Clerk for .i: • .48,41...,•4L Certify th PARTNERSHIP the wit ' 14 r• `, a` eceive and re rg'e. t• :. ./?-•01 of sa county. * E. 'b.. \I * File No. V1`1P1 (.)°°7 s wog rrtgo *o irector S@stablil • • axation, E. •' • .. -Clerk Doc : 99114853 DEDICATION DEED Rect: 241524 21. 10/08/1999 11: 33: 25am FOR ROAD OR STREET PURPOSES P&F Properties of the N . W . does hereby dedicate to the public a perpetual right-of-way for street,road,and utility purposes on, over, across, under, along, and within the following described real property in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF,I hereunto set my hand on this 14 day of September , 19 99 P&F Properties of the N . W . J'aV Name of Partnership Signature S34 SW St . Clair Avenue William C . Floberq Address TitleP a r t n e r Portland OR 97205 I aArA 01A Sign. re Steven . P . Preece Tax Statement Mailing Address (if different from above) Title Partner STATE OF OREGON ) )ss. County of Washington ) This instrument was,acknowl9,lged before me on 111t-)14I`?`� (date)by ST n P. (.,0 c j l t a.rv\ C! . F f r Ong (name(s)of person(s)) as_` }-� �,D (type of authority,e.g.,officer,trustee,etc.) of" '4 F ?on por 4 r es "NA_ ki lam) (name of party on behalf of whom instrument was executed). --- f'r. <, OFFICIAL SEAL Notary's Signature c i� EDEN C. STEPHENSON ) i ° NOTARY PUBLIC-OREGON () 5 a..Q ( `� COMMISSION NO,314162 ( My Commission Expires: MY COMMISSION EXPIRES JULY 5,2002 1 -H. Accepted on behalf of the City of Tigard this L day of Er ' ' ,, 19 99 . OT-L) ity Engineer I.\ENG\PUB-FORM\ROWDE-PT.DOT - 2 WESTLAKE CONSULTANTS INC. ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Magnolia Hi-Fi S.W./4{bn{o. Street Dedication Project No. 836-02 August 2, 1999 PROPERTY DESCRIPTION A tract of land situate in the S.W. 1/4 of Section 36,Township 1 South, Range 1 West, Willamette Meridian,City of Tigard, Washington County,Oregon, being a portion of that property conveyed to The Holland, Inc.,as recorded December 30, 1993 in Document No. 93110323, Washington County Deed Records,and being more particularly described as follows: Beginning at the southeast corner of said property; thence, along the southerly line of said property,North 83°36'41" West, 112.34 feet to a line parallel with and lying 47.00 feet easterly of the centerline of S.W. Dartmouth Street; thence, along said parallel line,on the arc of a 547.00-foot radius curve to the left,(chord bears North 23°28'03" West, 34.48 feet), 34.48 feet to a point of cusp; thence,along the arc of a 30.00-foot radius curve to the left,(chord bears South 61°30'09"East, 35.46 feet)37.94 feet to a point of reverse curvature; thence, along the arc of a 445.00-foot radius curve to the right,(chord bears North 87°34'56" East, 82.42 feet)82.54 feet to the easterly line of said property; thence, along said easterly line, South 21°07'46" East, 32.90 feet to the Point of Beginning. Containing 0.059 acres, or 2,549 square feet, more or less. REGISTERED NAL Bearings based on S.N. 24,538, Washington County Survey Records. pROFESSK • IP SURVEYOR GRA: 8/2/99 1 SIG h:/admin/083602/Survey/p83602ad.doc OREGON JULY 25,1990 GARY R.ANDERSON 2434 izl'ltSi ICI Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150, Tigard, Oregon 97224 4 �Py 6\ • . PG\�\G SCALE 1'-50' Q J. PAUL AND ULU DOUGHTY BOOK 617. PAGE 669 . \ '5‘ THE HOLLAND. INC. . FEE NO. 93110323 ,SC \ 151\Z O \ 1-i10 ' 4 R-547.36'00' 3" c_.::., ',S L=34.48' ..) CH-N23'28'03"W S \ 06 34.48' tj, 0 =10'37'40' Q-72'27'30' R=445.00' R=30.00' L=37.94' L-82.54' CH-N87'34'56"E CH=561'30'09"E 82.42' 35.46' �� a. \ N83:36'41'1./ .'130,04. POINT OF BEGINNING `. . — 113.6 \ "1 r o S.W. ATLANTA ST. \--- , . 1 ,, WAREMART. INC. \ v ■ FEE N0. 94103737 , , 1 1, • 1 EXHIBIT "B" DATE 8/2/99 S.W. ATLANTA STREET DRAWN BY GRA '1I WESTLAKE RIGH T—OF—WAY DEDICATION CHECKED BY TCB CONSULTANTS INC. IN S.W. 1 /4 SEC. 36 REVISIONS ENGINEERING • SURVEYING • PLANNING T. 1 S., R. 1 W., W.M. PACIFIC CORPORATE CENTER 16116 S.M. SEQUOIA PARX1fAY, SUITE 150 5031 684-0652 JOB NO. 836-02 TICARD,OREGON 07224 FAX 509) 624-0137 RETRUN RECORDED DOC 'MENT TO: STATE OF OREGON CITY HALL RECORDS D :TMENT SS ,ounty of Washington 6 CITY OF TIGARD 13125 SW Hall Blvd. I, Jerry ;, n 1'1-.,k•r of Assess- Tigard,OR 97223 Assess- ment and ion .•• -:.' ;o County Clerk for a ;I r • 14,�•. -rtify that the wit '•$ i+L.'r, ea. w.,.,21.6"44`, ceived PARTNERSHIP and rev rflt•: ��H51%asplt' of said county. * I("\' __j;.; : • File No. SDI l°I°1? —OOoO�o (( '` ?+ �s- •`c �r�,o +director of . shfciii't`. •''axation,Ex- Offibto Got }`Clerk Doc : 99114852 DEDICATION DEED Rect: 241524 21.00 10/08/1999 11: 33: 25am FOR ROAD OR STREET PURPOSES P&F Properties of the N . W . does hereby dedicate to the public a perpetual right-of-way for street, road, and utility purposes on, over, across, under, along,and within the following described real property in Washington County,Oregon: Attached Exhibit "A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF, I hereunto set my hand on this 14 day of September 19 9 9 . P&F Properties of the N . W . ( Name of Partnership Signature 834 SW St . Clair William C . Floberg Address Title Partner Portland OR 97205 _4, Ak,is,A02 , , ,...--- Si: 41111, ---44. Tax Statement Mailing Address 4-different from above) Title Partner STATE OF OREGON ) )ss. County of Washington ) 7�, 9/ 14/99 Steven P . Preece and �,�1 i �i a t iei w arf}br� l ed before me on (date)by (name(s)of person(s)) as • A ��' - (type of authority,e.g.,officer,trustee,etc.) of _ o '_ ,._ t W' . _ . (name of party on behalf of whom instrument was executed). ♦r!:', OFFICIAL SEAL / ��Z/1= c-�.- - EDEN C.STEPHENSON ) 1 f ' NOTARY PUBUC-OREGON () Notary's Signature �•�_1' COMMISSION NO.314162 ( / MY COMMISSION EXPIRES JULY 5,2002 1 My Commission Expires: � O Accepted on behalf of the City of Tigard this I 4, day of `� -w+b�✓ , 19 `' . 0 t... Q- C.tL,,_....-- City Engineer I:\ENG\PUB-FORM\ROWDE-PT.DOT I _ ✓ WESTLAKE CONSULTANTS INC. ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Magnolia Hi-Fi S.W. Dartmouth Street Dedication Project No. 836-02 August 2, 1999 PROPERTY DESCRIPTION A tract of land situate in the S.W. 1/4 of Section 36,Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County,Oregon, being a portion of that property conveyed to The Holland, Inc.,as recorded December 30, 1993 in Document No. 93110323, Washington County Deed Records, and being more particularly described as follows: Beginning at the northwest corner of said property, being the point of intersection of the easterly right-of-way of S.W. Dartmouth Street(70-foot wide)and the southerly right-of-way of Pacific Highway(width varies); thence,along said southerly right-of-way,North 54°35'25" East, 12.12 feet to a line parallel with and lying 47.00 feet easterly of the centerline of said S.W. Dartmouth Street; thence,along said parallel line, South 27°12'47"East,200.37 feet to a point of curvature; thence,continuing along said parallel line,on the arc of a 547.00-foot radius curve to the right, (chord bears South 24°26'14" East 52.98 feet), 53.00 feet to the southerly line of said property; thence, along said southerly line,North 83°36'41" West, 11.33 feet to the southwest corner thereof; thence, along the westerly line of said property,North 27°12'47" West, 245.29 feet Point of Beginning. REGU 3 c ..- Containing 0.068 acres, or 2,954 square feet, more or less. PRO)FSa':::',';. n e• D SURVEYOR Bearings based on S.N. 24,538, Washington County Survey Records. GRA: 8/2/99 OREGON JULY 25, 1990 h:/admin/083601/Survey/p83602dd.d°c GARY R.ANDERSON 4 (--44.ciV Ilk, 1/5 ICI Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150,Tigard, Oregon 97224 c c. SCALE 1'=50' Q 41' J. PAUL ANO LILU DOUGHTY BOOK 617. PAGE 669 •■• POINT OF BEGINNING ' }a- THE HOLLAND, INC. r� FEE NO. 93110323 LP \ \' % Q=05'33'05' R=500' L=53.0.00' ' CH=N24'26'14'W 52.98' 11.33" 1 N83 36'41'W S.W. ATLANTA ST. \\\ WAREMART. INC. EXHIBIT "B" DATE 8/2/99 S.W. DARTMOUTH STREET DRAWN BY GRA III WESTLAKE RIGHT—OF--WAY DEDICATION CHECKED BY Tce CONSULTANTS iNc IN S.W. 1 /4 SEC. 36 REVISIONS T. 1 S., R. 1 / ENGINEERING • SURVEYING • PLANNING 1 W., W.M. � PACIFIC CORPORATE CENTER 1 JOB NO. .' ^^ 161 16 S„1f.,_MUOIA„PARK1fAY, SUITE 150 c509? 684-0652 • �.�.� .�..�.v�wc,u uv".U.vit„11 I V: 5 CITY HALL RECORDS DEPARTMENT, ST)- . F OREGON CITY OF TIGARD l SS 13125 SW Hall Blvd. 'County of Washington J Ti£Ard,OR'97223 I, Jerry ;. An -m o' e .r of Assess- ment ment and r: n_.�. ^.•s' L'o County Clerk for .1:4 .;,•; f.. :rtify that the wit in 1�� r� _ i+`i`3`• ��'' :ceived and re•, rSe•1 • . •.Y. ./�Mis. of said \° '-O C county. * ': File No. �-O 17f). Niti4W - o irector of axation, Ex- ffi•, ,• Jerk EASEMENT Doc : 99114854 Rect: 241524 21. 00 PERMANENT 10/08/1999 11: 33: 25am SANITARY AND STORM SEWER P&F Properties of the N . W . hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing, operating, maintaining, inspecting,and repairing of an underground storm drainage line and sanitary sewer line,together with the right to remove, as necessary, vegetation, foliage, trees, and other obstructions on the parcel of land described in Exhibit A", situated in the City of Tigard, Washington County,State of Oregon. THE TRUE CONSIDERATION for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right, title, or interest except those expressly stated in this easement, nor otherwise prevent Grantors from the full use and dominion thereover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated, the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors,their successors, and assigns in the case of such event. TO HAVE AND TO HOLD the above-described and granted premises unto said Grantee, its successors,and assigns forever. IN WITNESS WHEREOF, I hereunto set my hand on this 14 da of September , 19 9 9 . P&F Properties of the N . W . Name of Partnership Signature 834 S . W . St . Clair Avenue gWilliam C . Floberg Address Title Partner Portland OR 97205 A I , , illir Signatu teven . ° . Preece Title STATE OF OREGON ) Partner )ss. County of Washington ) o L Q This instrument was ackDowledg.g.d before me on 17 l q (date)by e\re— 0—Act. vy O' name(s)of person(s)) as (type of authority,e.g.,officer,trustee,etc.) of i j r pro ps.a nA (-1:)1142, N• kJ • (name of party on behalf of whom instrument was executed). OFFICIAL SEAL l ��-� '," EDEN C.STEPHENSON - . -.'L — NOTARY PUBLIC-OREGON Notary's Signature (0 '11.,"" COMMISSION N0.314162 0 MY COMMISSION WIRES JULY S.2002 My Commission Expires: 5� a0 Accepted on behalf of the City of Tigard this Po day of Ce pit-^1 b4-✓ , 19 99 . Q P, Ci gineer NO CHANGE IN TAX STATEMEN 1-.\ENG\PUB-FOR 1\SANSEW-P.DOT EXHIBIT"A" WESTLAKE CONSULTANTS INC. ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Magnolia Hi-Fi Storm Drainage Easement Project No. 1338-01 September 13, 1999 PROPERTY DESCRIPTION A tract of land situate in the S.W. 1/4 of Section 36,Township 1 South, Range 1 West, Willamette Meridian,City of Tigard, Washington County,Oregon, being a portion of that property conveyed to William Floberg and Steven Preece dba P& F Properties of the Northwest, as recorded June 16, 1999 in Document No. 99073229, Washington County Deed Records,and being more particularly described as follows: Beginning at a point on the easterly line of said property, being North 21°07'46"West, 32.90 feet from the southeast corner thereof,also being a point on the northerly right-of-way of "proposed" S.W. Atlanta Street(60.00-foot wide); thence,along said northerly right-of-way on the arc of a 445.00-foot radius curve to the left, (chord bears North 88°17'51"West, 18.54 feet), 18.54 feet; thence, leaving said right-of-way line,North 30°44'25" West, 7.73 feet; thence,North 01°35'06" East,47.59 feet to said easterly line; thence, along said easterly line, South 21°07'46" East, 58.72 feet to the Point of Beginning. Containing 0.014 acres, or 598 square feet, more or less. Bearings based on S.N. 24,538, Washington County Survey Records. : . REGISTERED PROFESSIONAL GRA: 8/13/99 ', a , VEVOR h:/admin/133801/Surve/sd133801.doc i Alb ilk OREGON 4 JULY 25,1990 GARY R.ANDERSON K 2434 0..Ztzuftit Ii 13 I 1 1I/ ��� Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150,Tigard,Oregon 97224 ,.:.. . . riii, l'i-is SCALE 1"=50' s*G'' QPG\\G c J. PAUL ANO LILLI DOUGHTY BOOK 617, PAGE 669 \ R \ \ `\ \ P & F PROPERTIES OF THE NORTHWEST ■ \ FEE NO. 99073229 \ \ \ \ `\ \ `N \ k:fl. . \ o '\ \ � ` \ °6 S21'07'46'E �\ \ �' 58.72' o 0■ ki‘\ ttl \ ;7 a POINT OF BEGINNING \ Z R\ \ 7.73. \ N30 7.73' ----------,...`, ` R=445.00 N2107'46 W \ Crl L =18.54' 32.90' O \ r" S.W. ATLANTA ST. , \---" w 0 \ I 1 EXHIBIT "B" DATE 9/13/99 STORM DRAINAGE EASEMENT DRAWN BY GRA 'II CONSULTANTS INC.WESTLAKE IN S.W. 1 /4 SEC. 36 , CHECKED BY T. 1 S. R. 1 W. W. M, REVISIONS ENGINEERING • SURVEYING • PLANNING PACIFIC CORPORATE CENTER _ JOB N0. 1338-01 TIGARDSOREGOQU97224ARKWAY, SUITE 150 FAX 1503/ 524-0157