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SDR1998-00022 SDR98 - 00022 LOCUST STREET OFFICE BUILDING NOTICE OF DECISION SITE DEVELOPMENT REVIEW ISDRI 98-0022 VARIANCE IVARI 98-0011 CITY OF TIGARD Community Development LOCUST STREET OFFICE BUILDING Shaping A Better Community 120 DAYS = 3/18/99 SECTION I. APPLICATION SUMMARY CASES: FILE NAME: LOCUST STREET OFFICE BUILDING Site Development Review SDR 98-0022 Variance VAR 98-0011 PROPOSAL: A request to construct a building on site for purposes of office use and showing a model of the type of home constructed by the developer. The applicant is also requesting a variance to the side yard setback in the C-N zone abutting a residential zone. APPLICANT: Matt Wellner OWNER: Steven R Turner Land Tech, Inc. 8835 SW Canyon Lane, #408 8835 SW Canyon Lane, #402 Portland, OR 97225 Portland, OR 97225 COMPREHENSIVE PLAN DESIGNATION: Neighborhood Commercial; C-N. ZONING DESIGNATION: Neighborhood Commercial; C-N. The purpose of the C-N Zoning District is to provide convenience goods and services within a cluster of stores. The uses permitted in the neighborhood center include convenience markets, beauty shops, barber shops, repair shops and small offices. LOCATION: No address. The site is located north of SW Locust Street near SW 87th Avenue; WCTM 1S135AA, Tax Lot 00400. APPLICABLE REVIEW CRITERIA: This application was received prior to the effective date of the recent code revisions, therefore the standards of the code in effect at the time of submittal are the applicable review criteria. The applicable review criteria for this proposal are as follows: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 1 OF 14 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1. Prior to issuance of a site and/or building permit, a Street Opening Permit will be required for this project to cover the sanitary sewer and water taps, and the sidewalk and driveway apron construction in the right-of-way (ROW) of SW Locust Street. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 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 construct the following frontage improvements as a part of this project: A. 5-foot concrete sidewalk B. street trees behind the sidewalk spaced per TDC requirements C. streetlighting, as determined by the City Engineer D. driveway apron. 4. 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. 5. Prior to issuance of the site and/or building permit, the applicant shall pay the fee in- lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. 6. Submit a revised plan that shows the handicap parking space is van accessible with an 8-foot aisle. Staff contact: Julia Hajduk, Planning Division. 7. Submit a written sign-off from the hauler that states the proposed trash enclosure meets their current standards for mixed solid waste and recyclables storage. Staff contact: Julia Hajduk, Planning Division. 8. Submit a revised landscape plan showing the vision clearance triangle area will have no trees, vehicles etc. between 3 and 8 feet in height. Staff contact: Julia Hajduk, Planning Division. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 2 OF 14 9. Submit impervious surface/landscaping calculations that demonstrate that a minimum of 15% landscaping will continue to be provided. Staff contact: Julia Hajduk, Planning Division. 10. Submit a revised landscape plan that shows at least 26 shrubs will be planted along the western property buffer area and provide parking lot landscaping along the south and east that provides a balance of low lying and vertical shrubbery. Staff contact: Julia Hajduk, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION: 11 . Prior to final building inspection, the applicant shall complete all public improvements related to this project and obtain approval from the City for those improvements. 12. Prior to final building inspection, the applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $2,200. 13. All site improvements shall be installed as approved, per the revised site plan. Staff contact: Julia Hajduk, Planning Division. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site was recently annexed into the City of Tigard by ZCA 98-0007. Because the site has only recently been annexed into the City, no other development applications have been received by the City of Tigard. The site is currently vacant. Vicinity Information: The subject property is located north of SW Locust Street near SW 87th Avenue (no address has been assigned as of yet). The site is also identified as WCTM 1S135AA, tax lot 00400. The site is bordered on the south by property inside the City limits. The property directly south of the site is zoned R-12. The property north, east and west of the site is inside Washington County. According to Washington County information, the zoning to the north and east is designated neighborhood commercial and the property to the west is designated R-9. The City of Tigard equivalent to the R-9 zoning is R-12. Site Information and Proposal Description: The site is currently vacant. The proposal is to construct an office to serve as both an office and a model of the type and quality of homes constructed by the applicant. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 3 OF 14 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The site has frontage on SW Locust Street, which is classified as a major collector. As will be discussed further in this decision, the applicant will be required to install a five-foot wide sidewalk, street trees and construct a driveway apron. The approximate linear footage for sidewalk requirement is approximately 82 feet. The Engineering Staff has estimated the cost of installing a five-foot wide sidewalk is approximately $18 per linear foot. Based on this estimate, the cost of constructing the required improvements along SW Locust Street is $1,476. Upon completion of this development, the future developer will be required to pay TIF's of approximately $5,239. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $16,371 ($5,239 divided by .32). The difference between the TIF paid and the full impact is considered an unmitigated impact. Since the TIF paid is $5,239, the unmitigated impact can be valued at $14,895. Based on these estimates, the cost of improving SW Locust Street falls within the rough proportionality requirements related to the impacts. Furthermore, Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with ordinance standards. In order for the street system to function to serve all properties at buildout, streets meeting minimum standards must be provided. With the improvements, the applicant will be providing services that will be adequate to serve the needs of the proposed use. In addition, the applicant has concurred with the street improvements. More detail on streets and street improvements is provided under the Public Facility Concerns section of this decision. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 4 OF 14 Section 18.120.180 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.134, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. Landscaping and Screening (18.100 and 18.120), Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. The proposed development abuts a residential use to the south (across SW Locust Street) and to the west. The buffering and screening matrix requires a 10-foot buffer from the parking lot and a 20-foot buffer from structures when a commercial use abuts a residential use. 18.100.070.(c) allows a reduction in the buffer area provided a detailed buffer and screening plan is submitted showing it will afford the same degree of buffering and screening as required. The applicant has met the required buffer width for all but a portion of the structure, which extends into the required buffer area by 10 feet. The applicant is proposing to increase the amount of landscaping in the remaining area to meet the requirement of 18.100.070(c). The landscape plan submitted indicates 20, one-gallon shrubs will be planted for each 1000 square feet, oak or maple screening trees and ground cover will be provided in the required buffer area. The planting of 20, one-gallon shrubs for every 1000 square feet does not provide the same level of screening required because the buffer is reduced without providing more landscaping than required. The required buffer is approximately 960 feet for the building buffer and 310 square feet for the parking lot buffer. The total required landscaping would require 26 shrubs minimum within the western property buffer area (approximately 6 adjacent to the parking lot and approximately 20 between the structure and the property line). Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The applicant has submitted plans that show the trash receptacle will be enclosed by a five-foot high fence. The parking lot screening is discussed further in this report. Screening: Special Provisions: Screening of parking and loading areas: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features that effectively screen the parking NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 5 OF 14 lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As stated above, the parking area screening requirement is met (or will be met) by meeting the buffer and screening requirement to the west. The parking lot is not proposed to be screened to the east. There is existing landscaping between the parking lot and the street, however, this does not comply because the landscaping must be provided on-site and no shrubs are indicated, therefore, there is not a balance of low lying and vertical shrubbery and trees. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large), and has locational criteria for planting of street trees. The site has frontage on SW Locust Street. There are 3 trees proposed along Locust Street. Due to vision clearance requirements discussed further in this decision, however, the easternmost tree on the west side of the driveway must be deleted. Developments within the C-N zone are required to provide a minimum of 15% landscaping. The applicant has not provided calculations regarding the amount of impervious surface and landscaping. FINDING: Because the applicant has not proposed landscaping equivalent to that required if the 20-foot buffer were not reduced, has not proposed adequate parking lot landscaping to the south and east and calculations were not provided which indicate 15% of the site is or will be landscaped, staff can not determine that all landscaping and screening standards have been met. If the applicant complies with the conditions specified below, staff can determine that the standards have been met. CONDITIONS: Submit impervious surface/landscaping calculations that demonstrate that a minimum of 15% landscaping will continue to be provided. Submit a revised landscape plan that shows at least 26 shrubs will be planted along the western property buffer area and provide parking lot landscaping along the south and east that provides a balance of low lying and vertical shrubbery. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 6 OF 14 Visual Clearance Areas (18.102) Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The easternmost street tree proposed west of the driveway is located within the vision clearance triangle area and must be deleted from the landscape plan. FINDING: Because the landscape plan shows a tree in the vision clearance area, this has not been satisfied. If the applicant submits a revised landscape plan showing the triangle will have no trees, vehicles etc. between 3 and 8 feet in height, this standard will be met. CONDITION: Submit a revised landscape plan showing the vision clearance triangle area will have no trees, vehicles etc. between 3 and 8 feet in height. Off-Street Parking and Loading (18.106) Minimum Off-Street Parking: Section 18.106.030.(C)(1) requires a minimum of one (1) parking space for each 350 square feet of gross floor space for Administrative and Professional Offices. The applicant's narrative states the total square footage of the proposed building is 1,846 square feet (994 for the first floor, 852 for the second floor). The floor plans submitted, however, indicate that the total square footage is 1,764 square feet (1008 square feet for the first floor and 756 square feet for the second floor). The total parking required, based on the 1846 square footage is 5.2 parking spaces. The applicant has indicated that 5 parking spaces will be provided. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. There is bicycle rack proposed on the plan north of the trash enclosure. Off-Street Loading Spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. The total square footage for the proposed structure does not exceed 10,000 square feet, therefore, the off-street loading standards do not apply. FINDING: Because the required number of off-street vehicle and bicycle parking spaces have been proposed and off-street loading is not required, the off-street parking and loading standards have been met. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 7 OF 14 Access, Egress and Circulation (18.108) Section 18.108.080 requires that commercial and industrial uses which require 0-99 parking spaces provide at least 1 access with a minimum width of 30-feet and a pavement width of 24 feet. The development is required to provide 5 parking spaces, therefore one access with a minimum 30-foot wide access width is required. There is one (1), 30 foot wide access proposed. FINDING: Because the proposed access meets the 30-foot width requirement, this standard has been met. Signs (18.114 ) Section 18.114.130(D) lists the type of allowable signs and sign area permitted in the C-P Zone. Any signs proposed must conform to the provisions listed in this code section. Any new signs proposed will be approved through the Sign Permit process as administered by the City of Tigard Development Services Technicians. FINDING: Because signs will be addressed through a separate process and application if necessary, this criterion does not apply. Tree Removal (18.150) Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. There are no trees over 6" on the site based on information provided in the narrative and confirmation via a site visit by staff. FINDING: Because there are no trees over 6" caliper being removed, no mitigation is required and this criterion has been met. Street and Utility Improvement Standards (18.164) Streets: This site lies adjacent to SW Locust Street, which is classified as a local commercial industrial street. This roadway is fully improved, with the exception of sidewalk, street trees, a driveway and possibly street lighting. The applicant will need to install a concrete sidewalk adjacent to the site, plant street trees provide for street lighting, if necessary, and install a new driveway to serve the building. No additional right-of-way (ROW) dedications are needed. Water: This site will be served from the Tualatin Valley Water District's (TVWD) water system. The applicant will need to coordinate with TVWD for water service to this site. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 8 OF 14 • Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Locust Street that can adequately serve this site. The applicant's plan indicates that they will tap this line to serve the new building. A Street Opening Permit is required for any work to be done within the public ROW. Storm Drainage: There is an existing storm drainage line in SW Locust Street with a catch basin adjacent to this site that can accommodate the runoff from this site. The applicant's plan indicates that they will tie into the catch basin with an on-site private storm drainage line that will collect the runoff. The new impervious area to be added to this site appears to be approximately 3,000 sf, which is not significant to where on-site detention would be needed. The existing storm sewer line in Locust Street will have sufficient capacity for this site. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, the R&O recognizes that there are small sites that can not accommodate a practical facility without negatively impacting the development. In cases like these, the fee in-lieu is allowed. Staff recommends the fee in-lieu be permitted for this project. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines: There are existing overhead utility lines adjacent to SW Locust Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is approximately 80 lineal feet; therefore the fee would be $ 2,200. FINDING: Based on the analysis above, the APPLICABLE TIGARD DEVELOPMENT CODE STANDARDS have not been met. If the applicant complies with conditions of approval 1-5 and 11-12 summarized at the beginning of this decision, staff can determine that the standards have been met. Section 18.120.180(A)(2) through 18.120.180(A)(17) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below with the following exceptions: NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 9 OF 14 The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces), and are, therefore, found to be inapplicable as approval standards. The following sections were discussed previously in this decision and will not be addressed in this section: 18.120.180.13(Parking), 18.120.180.14(Landscaping), 18.120.180.15(Drainage), 18.120.180.17(Signs). Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has proposed a waste storage area enclosed by a 5-foot fence at the northwest corner of the parking lot. The applicant has not submitted written sign-off from the waste hauler. FINDING: Because a franchise waste hauler has not signed-off on the trash receptacle location, staff can not determine if this standard has been met. If the applicant provides a written sign-off from the hauler regarding the proposed location, this criterion will be met. CONDITION: Submit a written sign-off from the hauler that states the proposed trash enclosure meets their current standards for mixed solid waste and recyclables storage. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6)-inch caliper or greater, shall be preserved or replaced by new plantings of equal character. There are no existing trees or drainageways on the site and the site is relatively flat. The building was located with consideration of surrounding uses and the code requirements. FINDING: Because the site has no trees or significant topography or natural drainageways for consideration in building location, this standard has been satisfied. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 10 OF 14 The City of Tigard Police Department has reviewed the applicant's proposal and has offered no comments or objections to the plan, thereby, satisfying this criterion. FINDING: Because the Tigard Police Department has reviewed the proposal and offered no objections to the proposed plan, the crime prevention and safety requirements have been satisfied. Access and Circulation: Section 18.120.180.11.b states that all circulation patterns within a development shall be designed to accommodate emergency vehicles. The proposed parking lot and building placement allows for an emergency vehicle to access the site and be less than 150 feet from all sides of the proposed structure. FINDING: Because the circulation pattern has been designed to provide for emergency vehicle access, this standard has been satisfied. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking space if 0-15 parking spaces are provided. The site has less than 15 parking spaces, therefore, 1 handicap van accessible space is required. 1 Handicap parking space is proposed, however it is not van accessible. To be considered van accessible, it must have an 8-foot-wide aisle. FINDING: Because the proposed handicap parking space is not van accessible, the proposal is not in compliance with ADA requirements. If the applicant submits a revised plan that shows the handicap parking space is van accessible with an 8-foot-wide aisle, this standard will be met. CONDITION: Submit a revised plan that shows the handicap parking space is van accessible with an 8-foot-wide aisle. Provisions and regulations of the underlying zone Use Classification: The applicant is proposing to construct a professional office. This use is classified in Code Section 18.42 (Use Classifications) as Administrative and Professional Services. Code Section 18.60.030 lists Administrative and Professional services as a permitted use in the C- N zone. Dimensional Requirements: Section 18.60.050 states that there is no minimum lot area and the average minimum lot width is 50 feet for parcels in the C-G zoning district. The site is on an existing lot, therefore the dimensional requirements for the lot do not apply to this decision. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 11 OF 14 Setbacks: Section 18.60.050 states that no side, or rear yard setback is required except a 20 foot side and rear yard setback shall be required where the C-N zone abuts a residential zoning district. Except as otherwise provided in section 18.98, no building in the C-N zoning district shall exceed 35 feet in height. The site abuts a residential zoning district to the west, therefore a 20-foot setback is required. The applicant has requested a variance to allow the building to protrude into the 20-foot setback. Staff is supporting the variance and has prepared findings further in this decision. All other setbacks are satisfied as proposed on the plans submitted. FINDING: Because the proposed use is permitted in the underlying zone and meets the setback and dimensional requirements for that zone outright or has received variance approval through this decision, this criterion has been met. Variance — Side yard setback reduction Section 18.134.050 allows the Director to approve, or approve with conditions, a request for a variance based on the following findings: The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards, and to any other properties in the same zoning district or vicinity. The proposed structure is intended to be a model home that will serve as an office for a small two-person company. The applicant has indicated that they proposed screening trees or landscaping to help mitigate the reduction in buffer width. A condition has been imposed that will require additional landscaping. The reduced setback will not be in conflict with the existing comprehensive plan or other applicable policies and standards or to any other properties in the same zoning district provided the condition to provide additional landscaping and screening is met. There are special circumstances that exist which are peculiar to the lot size, shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The lot shape is peculiar in that the north lot line is 48 feet wide, while the southern property line is 81.93 feet wide. The Western property line (where the variance is requested) slants back from the front to the rear property line, whereas the eastern property line is almost perpendicular. The applicant has no control over the shape of the lot. The applicant does have control over the location of the structure. If the structure were placed against the east property line, however, no windows would be permitted in order to comply with building code requirements. This would defeat the purpose of using this office as a model home. Furthermore, by allowing a slight adjustment to the setback, the applicant would be providing a structure that looks more like a residential structure and thus would be more compatible with adjacent residential uses. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 12 OF 14 The proposed use, model home for an office, is permitted in this zone. With the exception of a setback reduction, all city standards will be maintained. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were located as specified by this title. The variance will not affect existing physical or natural systems anymore than would occur if the structure were located in accordance with all setback standards. The hardship is not self imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship, a 20-foot setback on the west property line, is not self imposed. The placement of the structure in strict conformance with the setback would create a development that is less compatible with the residential uses to the west. The requested variance is the minimum needed to provide a development that has the characteristics of a residential home, with windows, side yard on both sides and landscaped front and rear yards. FINDING: Based on the analysis above, staff finds that the variance criteria of approval have been met. SECTION V. STAFF COMMENTS The City of Tigard Building Division has reviewed the application and provided the following comments: (1) Provide a fire hydrant within 250 feet of all exterior walls. (2) All walls within 20 feet of the property line must be of 1-hour construction. (3) All windows within 10 feet of a property line must be protected with 3/4 hour assembly. (4) Applicable codes are 1997 UBC, change sheet 1. (5) Access aisle adjacent to accessible parking stall shall be 8 feet wide. (6) Provide an accessible route from the public way to the entrance of the building. The parking access aisle shall have an accessible connection to the buildings without passing behind automobiles, (7) Provide a storm drainage plan. The City of Tigard Police Department, The City of Tigard Operations Manager, and The City of Tigard Long Range Planning Department have reviewed this application and have offered no comments or objections. SECTION VI. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which have been incorporated into this decision. ICI, US West, PGE, Metro Area Communications, Tualatin Valley Water District (TVWD), and NW Natural Gas were notified of the proposal and did not respond with comments or objections. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 13 OF 14 Washington County Department of Land use and Transportation was notified of the proposal and provided the following comment: This project site lies west of Hall Blvd, which is the boundary line for county jurisdiction on SW Locust Street (Locust Street to the east of SW Hall is county maintained, to the west - it's not. Washington County, therefore, will not be submitting requirements for development of this project. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: DATE OF FILING: JANUARY 14, 1999 THE DECISION SHALL BE FINAL ON WEDNESDAY JANUARY 27, 1999 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code, which provides that a written appeal must be filed. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal forms are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JANUARY 27, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division or Community Development Department of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171 . January 14, 1999 PREPARED BY: Julia Hajduk DATE Associate Planner January 14, 1999 APPROVED BY: Richard Bewc dorff DATE Planning Manager \cu rpl n\J u l i a\sd r\Locu stof.doc NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 14 OF 14 • it 1 9 Z O . r/1 . . . . . 718' 0 0 ?BJj.;. $Z h iFAL .4 b Z aEX/SANG '�P ti,9/ AREA CAIN i�/// am TOP CRATE- 194. V 24•CCP- 1BZ1�' CD PRCWOSED 1 -. AREA ORAdJ LR l '.. UM �� J7 CCPB- 1B5.?9' i� S PED R/ IX __ a SSMN 0,� RIM•• 1887771)S( 10 4OCUSTS i s�£xJ DOSING B 'SS EXISTING B EXISTING .SS ,r ` Um 1O SINN Q f°g RIM- 187.30' Ib1/ Ini MOM 72•CCP■ 7BS 08' �/2•CCP- 18472' • nl SSMN - .: ..:-.- ■ RIM- wax r B•CCP- 177.7J' •. • •, D4 U ZX CASE NOES]&CASE NAMEESI: — O SITE PLAN SOB 98T 0022/ A 98-0011 R EXHIBIT MAP • . I■, �■- CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ST HEML I ____L}___, ____=III VICINITY MAP 0 0 Z c., CVO CO 1 ii. i i i SUBJECT LI ARCH m I VAR 98-0011 PARCEL � 111 III 111 ilf 1t/ ST VP' "t a _ LOCUST STREET 7 i _ N -- ��I a _ _ OFFICE BUILDING co LOCUST 9 J m A MAPLELEAF ST Afr 'r11-.-IJ MAPLELEAF ST ____ *# // ST \ i OAK ST • AK I N /7/ — 0 100 200 300 400 Feet I— 1" 313 lest PINE ST PINE .44?: , I City of Tigard . Information on this map is for general location only and should be verified with the Development Services Division. \ 13125 SW Hall Blvd -- Tigard,OR 97223 (503)!394171 hop.lrw'ww.ci.ligard or u s Community Development Plot date: Nov 24, 1998;C:\magic\MAGICO2.APR REQUEST FOR COMMENTS CITY O TIIGARD Community Development Shaping (Better Community DATE: November 24,1998 TO: Laurie Nicholson,Long Range Planner FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [503)639-4111/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW MDR]98-0022/VARIANCE[VAR)98-0011 LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. 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. 7SE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (ease provide the following information)Name of Person[s]Commenting: Phone Numbertsl: SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS r V. 4 ' ! ::: 7.18• �� 0 tIY. 28'X 35 5' . 994 S !v', RS fL004 7� ,c'. IS ®® ',,1 z 4Api , 1----'9/ a EX/S7/NC NENI AREA DRAIN TOP GRATE- 190.04• Q.24"CCP= 157.24' itf } 4 PROPOSED ■ I CB Q --'-'-'-'1'-',-.„,.__ AREA DRA/N g SUMPEO �� R/M= 15774' �/ IS, 1 o �, 12"CCP= 185.29' , r. .54.J4' \ Yip ..�. S�,N �a'wj Ci_ 191 Z°Cos,. •�'� '��o • RIM= 181175' V USr 8'CCP- 177.17. •• EX/.77NG B •WATER DO 77NG 8 "WA TER• - 1 Y \ •• f 4- • EXISTING 8 •SS EXISTING'B 'SS ...1••••.„..,_ \ SS _u SS n--® O `___ /� 189 SOMH / RM c /17.30' „- `y /R - 18832 1?'OOP-183�p8' / SSMN -�_��_.__ • 2'CCP- 184,72' RIM= 19(12.1' ....� pQ 8'CCP- .177.7.1' D4 CASE NOM]8 CASE NAME(Sl: LOCUST STREET OFFICE BUILDING SiTE P LA N 114111 SUB 98-0022/VAR 98-0011 EXHIBIT MAP N . 1 414,, REQUEST FOR COMMENTS CITY�OFT4 IGARD Community(Development Shaping a(Better Community DATE: November 24,1998 TO:' Julia Huffman,Unified Sewerage Agency FROM: City of Tigard Planning Division 4, STAFF CONTACT: - Julia Powell Hajduk,Associate Planner �o Phone: 15031639-4171/Fax: (503)684-1297 SITE DEVELOPMENT REVIEW(SDRI 98-0022/VARIANCE[VARI -1 1 LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. 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. _>C Please refer to the enclosed letter. Written comments provided below: IszX) c. f' � 7� �, Vin 0,A - v 1Pkase provide the fof&unng information)Name of Person(s)Commenting: 1 z1 16(4 Phone Numberfsl: q q 23 6 SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS Urn UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING MEMORANDUM DEC 1 4 1998 CITY OF TIGARD DATE: December 10, 1998 TO: Julia Powell Hajduk, City of Tigard FROM: Julia Huffman, USA SUBJECT: Locust Street Office Building, SDR 98-0022, VAR 98-0011 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue,Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 12/10/98 16:27 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 0 001 FOR COMMENTS T REQUEST FO CITY n OF OF TI OARD Community Deve(opm.:nt S(zaprrtg Better Community DATE: November 24,1998 �® TO: l Julia Huffman Unified Sewerage Agency a� t o FROM: City of Tigard Planning Division �`z STAFF CONTACT: Julia Powell HaIduls Associate Planner Phone: [5031639-41711 Fax: [503]684-7297 SITE DEVELOPMENT REVIEW ISOR)98-0022/VARIANCE(VAR) ' = 111 LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street n Nr SW 87th Avenue (no address): WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120. 18.134, 18.150 and 18.164. Attached is 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: Friday,DecemheL41998. You may use the space provided below or attach a separate letter to return your comments. gym 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: p-s-12 ) (.a 70 - t,-1-0 L 3 V 1 t� ►L-- LTkase rim& he fclowin©information)Name Of Persons)Commenting: 1,L1 i6/4 1-Phone Numbertsl: t _ PRnPnsALUREOUEST FOR.COMMENTS 12/10/98 16:28 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 1 002 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: December 10, 1998 TO: Julia Powell Hajduk, City of Tigard FROM: Julia Huffman, USA SUBJECT: Locust Street Office Building, SDR 98-0022,VAR 98-0011 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour storm event,the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue,Suite 270,MS 10 Phone: 503/648-8821 MIL 41,11, REQUEST FOR COMMENTS CITY IIGARD Community(Development Shaping)(Better Community DATE: November 24,1998 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: 1503)639-4171/Fax: [5031684-7291 SITE DEVELOPMENT REVIEW MDR]98-0022/VARIANCE(VARI 98-0011 ➢ LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is the Site Plan, Vicinity May and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday,December 4,1998. 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: (ease provide the following information)Name of Person(s)Commenting: tarn V\)o\ Phone Number(s): V'1 aaa SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAUREQUEST FOR COMMENTS likki,.. . 4, REQUEST FOR COMMENTS CI Ali- A TY OF TIIGARD Community(Development Shaping Better Community DATE: November 24,1998 TO: David Scott,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: (5031 639-4171/Fax: 15031684-7297 SITE DEVELOPMENT REVIEW MDR]98-0022/VARIANCE[VAR]98-0011 LOCUST STREET OFFICE BUILDING Q A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. 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: Ft) Urodld e al "l, I+, wi1-4»I, 2-Co . u.1 ( p.*f k f ,t l, . t • ••. o c.. A - L c e is_ 17 X4-1,L ._.., AS II) wall I,, z' ' ,f= FL MwI t A..t di' /- A x (0.1f"J'. - , - - 1 I 3 l_ c}4'r/'1r(w 3lr io e%! .y r1 171 ? 14 € �c c a�.3 P� /t � i 6') Aet �1s .a , t )e r 1 IN t1r.'t ?o al'e e rJ 6 /.,f d7.11).)-,is5 t,-A 1) r A 4 )) b-r d-5' �. ( l Prb .,14,4, �.1 AtctesfiA1.' /-• L,)‘,. F.-t7" *'.-. 0171..4L/c Lt. y t'- .1-4.r en7raAII, E^}- d-.t... A14/j- fd< pa1-r,.1 4e( Jf A. iJAte t1 AI/ 4.4I 04 ay, 4 re,.1/, JAI,- C�L7'-�, r/.r I' j',�1 f-!1 , b,_, )s/1 h Will. n1. 4- , 4 fJt J 6e 4. .1 }"4. -4,.3J. 1'. p I'0 v 1 1 -! G J . L r w.t eh"R I.� �? /4 „- (cPrease provide the fotrawing information)Name of Personfsl Commenting: ,Y-k I Phone Numberisl: 7 9 I SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS Nov-30-98 09:41A TCI St_Helens 503 397 5686 P.01 3 TCI FAX COVER SHEET DATE : WOV 34 /998 TIME: • TO : TuL/A POWELL NATDuK C/Ty of 77&ARD PLANK/NG J)/VlStoAI FROM: AT l [ G�AtIN 77: 2- c acs-c7few TCI OF TUALATIN VALLEY 14200 S .W. BRIGADOON CT. BEAVERTON, OREGON 97005 PHONE : ( 503 ) 605-4395 FAX : ( 503) 6o5-4/866 NUMBER OF PAGES IN THIS TRANSMISSION INCLUDING THIS COVER SHEET: 2 NOTES : TG of '11';•+v !rc 13200 S W.Sr,adc.:r Co:rt Baavertur,OH 37CC5 1507)505 4895 FAX;503)546•5CC4 fr No■ -30-98 09 :41A TCI St-Helens 503 397 5686 P.02 REQUEST FOR COMMENTS CITY Of TIGARD ,rrttru rift•.• t lit iiJt'trti at •it,thn7,1 itc'tari +':itii tttt� DATE: November 24,19:8 TO: Pat McGann,TCI Cablevision of Oregon FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: (5031 639-4171/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW ISDRI 98-0022/VARIANCE MVARI 98-0011 LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. .ZONE: Neighborhood Commercial: C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42. 18.60, 18.100. 18.102, 18.106. 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. You may use the space provided below or attach a separate letter to return your comments. Ifyon 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: 44 _ t l wasi pr ihle:tae.:0i:r rt.t iPIr r l.ttt,+n.Name of Person(sl Commenting; Phone Number[sl: D s--_.. 1/c63,. � I �.�. ,.- o.... is ra..:.,•, ..._ ..... ..._..__... _. _ DEC-02 98 16:44 FROM:WASHCO LAND DEU SERU 503-691-2908 T0:503 694 7297 PAGE:01'01 4., REQUEST FOR COMMENTS CITY OF T'IrGARD Community,irc-eioprnent .ShapingA∎SetferCommunity DATE: November 24,1998 RECEIVED TO: Phil Nealy,Wa.Co.Dept.of Land Use a Transportation NOV 2 5 1998 LAND DEVELOPWN1 SERVICES FROM: City of Tigard Plannin101vlslon LAN ust tIAN Parlrf riUN STAFF CONTACT: Julia Powell Nelduk,Ass annex Phone: (5031 639-41 F8x: (503)6844297 SITE DEVELOPMENT REVIEW ISORT 98-0022/VARIANCE(VAR' 98-0011 r LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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 BAGK@Y: Friday.DaCember4,1098. You may use the space provided below or attach a separate letter to return your comments. U you are gnome 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. >r.._ Written comments provided below! _�� • _. — _ ` - ` - -!=t 11 a- M t - — .. -I E - _ - _�_ Ofea,e rriIvrddR tre f)17rainp ijinnation)Name of Perseids]Commenting: ! Q J 'Phone Number's]: 3 Vy_ kr 31 SOR 9d-00221vAR 98.41011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: November 24,1998 TO: Lori Dorney,US West Communications RECEIVED PLANNING FROM: City of Tigard Planning Division DEC 0 3 1998 STAFF CONTACT: Julia Powell Hajduk,Associate Planner CITY OF TIGARD Phone: [5031639-4171/Fax: [5031 684-7297 SITE DEVELOPMENT REVIEW ISDRI 98-0022/VARIANCE[VAR)98-0011 ➢ LOCUST STREET OFFICE BUILDING < A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. 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: (['lease provide thefolrowing information)Name of Person[sl Commenting I Phone Number[sl: - - L1/4S °k1C SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping Better Community DATE: November 24,1998 RECEIVED PLANNING TO: Brian Moore,PGE Service Design Consultant FROM: City of Tigard Planning Division DEC 0 1 1998 CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: (5031639-4171/Fax: (5031684-7297 SITE DEVELOPMENT REVIEW MDR]98-0022/VARIANCE(VAR)98-0011 ➢ LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v '► (Please provide the foltowing information)Name of Personlsl Commenting: - t� Phone Numberfsl: SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS ,bbl !! REQUEST FOR COMMENTS CITY OFTIGARD Community Devefopment Shaping Better Community DATE: November 24,1998 TO: Elaine Self,GTE RECEIVED PLANNING FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner DEC 01 1998 Phone: 15031639-4111/Fax: [5031684-7291 CITY OF TIGARD SITE DEVELOPMENT REVIEW[SDR)98-0022/VARIANCE WAR)98-0011 ➢ LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1 S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. 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. X1 Written comments •rovided below: • _ r i��n _. ice ._ l , - or,e4444-- Ara. Len.. .S i _+� �. _ i i (Blease provide the following information)Name of Person(s)Commenting: , / I Phone Number[s): — 7 SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CI o TIGARD Community:Development Shaping 4(Better Community DATE: November 24,1998 TO: John Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: City of Tigard Planning Division NOV 3 0 1998 STAFF CONTACT: Julia Powell Hajduk,Associate Planner CITY OF TIGARD Phone: 1503)639-4171/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW(SDR]98-0022/VARIANCE(VARI 98-0011 LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. 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: 'r-----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 thefoclowing information)Name of Person(s)Commenting: I Phone Number(s): I SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping Better Community DATE: December 1,1998 TO: Lori Dorney,US West Communications RECEIVED PLANNING FROM: City of Tigard Planning Division MAR 3 1 1999 STAFF CONTACT: Julia Powell Hajduk,Associate Planner CITY OF TIGARD Phone: 15031639-4171/Fax: [5031 684-7297 SITE DEVELOPMENT REVIEW MDR]98-0022/VARIANCE(VAR)98-0011 LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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, December 10, 1998. 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: 4. (43lease provide the following information)Name of Person[sl Commenting: 'PhoneNumber[sl: \sGAR SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING AD TO NEWSPAPER MEMORANDUM CITY OF TIGARD, OREGON DATE: January 7, 1999 TO: Julia Hajduk, Associate Planner �Q FROM: Brian Rager, Development Review Engineer D�- RE: SDR 98-0022, Locust Street Office Building Description: This proposal is for a small office/model home building on the north side of SW Locust Street, opposite SW 87th Avenue (WCTM 1S1 35AA, Tax Lot 400). Findings: 1. Streets: This site lies adjacent to SW Locust Street, which is classified as a local commercial industrial street. This roadway is fully improved, with the exception of sidewalk, street trees, a driveway and possibly street lighting. The applicant will need to install a concrete sidewalk adjacent to the site, plant street trees provide for street lighting, if necessary, and install a new driveway to serve the building. No additional right-of-way (ROW) dedications are needed. 2. Water: This site will be served from the Tualatin Valley Water District's (TVWD) water system. The applicant will need to coordinate with TVWD for water service to this site. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Locust Street that can adequately serve this site. The applicant's plan indicates that they will tap this line to serve the new building. A Street Opening Permit is required for any work to be done within the public ROW. ENGINEERING COMMENTS ENG 98-0022 Locust Street Office Building PAGE 1 4. Storm Drainage: There is an existing storm drainage line in SW Locust Street with a catch basin adjacent to this site that can accommodate the runoff from this site. The applicant's plan indicates that they will tie into the catch basin with an on-site private storm drainage line that will collect the runoff. The new impervious area to be added to this site appears to be approximately 3,000 sf, which is not significant to where on-site detention would be needed. The existing storm sewer line in Locust Street will have sufficient capacity for this site. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, the R&O recognizes that there are small sites that can not accommodate a practical facility without negatively impacting the development. In cases like these, the fee in-lieu is allowed. Staff recommends the fee in-lieu be permitted for this project. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines adjacent to SW Locust Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is approximately 80 lineal feet; therefore the fee would be $ 2,200.00. ENGINEERING COMMENTS ENG 98-0022 Locust Street Office Building PAGE 2 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 Street Opening Permit will be required for this project to cover the sanitary sewer and water taps, and the sidewalk and driveway apron construction in the ROW of Locust Street. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 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 construct the following frontage improvements as a part of this project: a. 5-foot concrete sidewalk b. street trees behind the sidewalk spaced per TDC requirements c. streetlighting, as determined by the City Engineer d. driveway apron. 4. 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. 5. Prior to issuance of the site and/or building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. ENGINEERING COMMENTS ENG 98-0022 Locust Street Office Building PAGE 3 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 6. Prior to final building inspection, the applicant shall complete all public improvements related to this project and obtain approval from the City for those improvements. 7. Prior to final building inspection, the applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 2,200.00. i s\eng\brianr\comments\sdr98-0022.bdr.doc ENGINEERING COMMENTS ENG 98-0022 Locust Street Office Building PAGE 4 REQUEST FOR COMMENTS CITYo TIIGARD Community Development Shaping Better Community DATE: November 24,1998 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [503)639-4111/Fax: [503)684-7297 SITE DEVELOPMENT REVIEW(SDR)98-0022/VARIANCE[VARI 98-0011 LOCUST STREET OFFICE BUILDING A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. Attached is 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: Friday,December 4,1998. 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 folkywing information)Name of Person[s]Commenting: Phone Number[sl: SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS OREQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS CIT Area:ICI [1)(SI UN].,,.., CITIZEN INVOLVEMENT TEAMS 0 Place for review In Ubrary CH Booktsl FILE NMI: 5 0,Q q23 0 zz/ VAt2l g-c FILE NAME'S]: .v s; -r or7,rs ta :ici, CITY OFFICES _ADVANCED PLANNING/Nadine Smith,Pianningsepervie«_COMMUNITY DVLPMNT.DEPT./uoe, Svcs rechnK,an. _POLICE DEPT./Jim Wolf,cr,meweraneenonK« —BUILDING DIV./David Scott,Building Official _ENGINEERING DEPT./Brian Rager,wlpmnt ReviewEntaneer _WATER DEPT./Michael Miller,ope.,liosraaneger, CITY ADMINISTRATION/Cathy Wheatley,city Recorder _OPERATIONS DEPT./John Roy,Property Manager ,OTHER , , i. .'t` — SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.*_TUALATIN VALLEY FIRE&RESCUE * TUALATIN VALLEY WATER DISTRICT* _UNIFIED SWRGE.AGENCY* Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS —CITY OF BEAVERTON * _CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE —Mike Matteucci,Neighat,1 ceora. 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 9731 0-1 380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,Growth Management Coordinate _OR.DEPT.OF LAND CONSERV.&DVLP 333 SW First Avenue _Mel Huie,Greenspaces Coordinator(CPA's2OA's) 1175 Court Street,NE PO Box 2946 _CITY OF KING CITY * Salem,OR 97310-0590 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 Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera ODOT,REGION 1 * _ Brent Curtis(CPAS) PO Box 3621 Sonya Kazen,Dvipmt Rev toad _ Scott King(CPAs) _CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders _ Mike Borreson(Engineer) David Knowles,Planning Bureau oar Portland,OR 97209-4037 _ Jim Tice(iGA's) Portland Building 106, Rm. 1002 _OREGON, DEPT.OF ENVIRON.QUALITY _ T om Harry(cerrent Pi Apps) 1120 SW Fifth Avenue 811 SW Sixth Avenue ODOT,REGION 1 -DISTRICT 2A * _ Phil Healy(current Pi.Apps) Portland,OR 97204 Portland,OR 97204 Jane Estes,Perms speciahsi _ Sr.Cartographer(cpazcA-Ms 14) PO Box 25412 Portland,OR 97298-0412 UTILITY PROVIDERS AND SPECIAL AGENCIES —BURLINGTON NORTHERN/ SANTA FE R/R - METRO AREA COMMUNICATIONS _PORTLAND GENERAL ELECTRIC • ICI CABLEVISION OF OR. Reed Fay,Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson (, 1313 W. 11th Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street J,� a,tr Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Wilsonville,OR 97070 Portland,OR 97201- /, /T Beaverton,OR 97006-4886 `� MB#A�kBLE-COMPANY _PORTLAND WESTERN R/R _TRI-MET TRANSIT DVLPMT. –Craig Eyestone _NW NATURAL GAS COMPANY Steve Myhr,Region Manager Michael Kiser,Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton,OR 97005 220 NW Second Avenue 999 Third Avenue,Suite 2120 Portland,OR 97232 Portland,OR 97209-3991 Seattle,WA 98104-4037 _GENERAL TELEPHONE Elaine Self.Engineering _OREGON ELECTRIC R/R SOUTHERN PACIFIC TRANS.CO.R/R _US WEST COMMUNICATION MC: 0R030546 (Burlington Northern/Santa Fe R/R Predassor) Clifford C.Cabe,Construction Engineer Lori Dorney,Engineering Dept. Tigard,OR 97281-3416 Reed Fay,Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street, Rm. 110 1313 W. 11th Street Portland,OR 97232 Portland,OR 97204 Vancouver,WA 98660-3000 * - INOSCAUF AuVOMAFIC NOTW1CA81ON OF WIBRI/v zto' Of nit sVBJgCT PROPCRSY FOR ANY/AU car PROltCVS. fPAO0CCT PLANNCR It ASSPONS/ALC 10A INDICATING PAATICS re NOTIFI/ h\patty\masters\dcnotice.mst 16-Jan-98 A AFFIDAVIT OF MAILING .Q. CITY OF TIGARD . Community'Development Shaping,21 Better Community STATE OE OREGON GON ) 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)Bebw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: c AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director E3 NOTICE OF DECISION FOR: i SDR 98-0022/VAR 98-I I LOCUST STREET OFFICE BUILDING AMENDED NOTICE (File No/Name Reference) E City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: j AMENDED NOTICE (File No!Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER NO. FOR:_ i__ AMENDED NOTICE (File No./Name Reference) (Date of Public Heanngl ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: (Type:Kind of Notice) FOR: . I (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEESI 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 14th day of January,1999, and deposited in the United States Mail on the 14111 day of January,1999, postag= prepaid. _ a,% ■ // (Person that Prep. ed otice Subscribed and sworn/affirmed before me on the * day of , I ./. ''" OFFICIAL SEAL . i .' 7 DIANE M JELDERKS I I I I ' '�NOTARY PUBLIC-OREGON Kitsz e:. COMMISSION NO.046142 My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07,1999 EXHIBIT A z 4i tni ` ! CITY OF TIGARD Gmmunity�Developmcut t e mo BW1.111NO 120 DAYS = 3/18/99 SECTION I. APPLICATION SUMMARY CASES: FILE NAME: LOCUST STREET OFFICE BUILDING Site Development Review SDR 98-0022 Variance VAR 98-0011 PROPOSAL: A request to construct a building on site for purposes oft office use and showing a model of the type of home constructed by the developer. The applicant is also requesting a variance to the side yard setback in the C-N zone abutting a residential zone. APPLICANT: Matt Wellner OWNER: R Land Tech, Inc. 8835 Steven SW Turner Canyon Lane, #408 8835 SW Canyon Lane, #402 Portland, OR 97225 Portland, OR 97225 COMPREHENSIVE PLAN DESIGNATION: Neighborhood Commercial; C-N. ZONING DESIGNATION: Neighborhood Commercial; C-N. The purpose of the C-N Zoning District is to provide convenience goods and services within a cluster of stores. The uses permitted in the neighborhood center include convenience markets, beauty shops, barber shops, repair shops and small offices. LOCATION: No address. The site is located north of SW Locust Street near SW 87th Avenue; WCTM 1S135AA, Tax Lot 00400. APPLICABLE REVIEW CRITERIA: This application was received prior to the effective date of the recent code revisions, therefore the standards of the code in effect at the time of submittal are the applicable review criteria. The applicable review criteria for this proposal are as follows: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. SECTION II. DECISION .sig elk ihiDelteivimm v k� °sF arr l + i n vv,hih°t 'e de s Sri i sed �� in +�i+r NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 1 OF 14 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1 . Prior to issuance of a site and/or building permit, a Street Opening Permit will be required for this project to cover the sanitary sewer and water taps, and the sidewalk and driveway apron construction in the right-of-way (ROW) of SW Locust Street. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 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 construct the following frontage improvements as a part of this project: A. 5-foot concrete sidewalk B. street trees behind the sidewalk spaced per TDC requirements C. streetlighting, as determined by the City Engineer D. driveway apron. 4. 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. 5. Prior to issuance of the site and/or building permit, the applicant shall pay the fee in- lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. 6. Submit a revised plan that shows the handicap parking space is van accessible with an 8-foot aisle. Staff contact: Julia Hajduk, Planning Division. 7. Submit a written sign-off from the hauler that states the proposed trash enclosure meets their current standards for mixed solid waste and recyclables storage. Staff contact: Julia Hajduk, Planning Division. 8. Submit a revised landscape plan showing the vision clearance triangle area will have no trees, vehicles etc. between 3 and 8 feet in height. Staff contact: Julia Hajduk, Planning Division. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 2 OF 14 9. Submit impervious surface/landscaping calculations that demonstrate that a minimum of 15% landscaping will continue to be provided. Staff contact: Julia Hajduk, Planning Division. 10. Submit a revised landscape plan that shows at least 26 shrubs will be planted along the western property buffer area and provide parking lot landscaping along the south and east that provides a balance of low lying and vertical shrubbery. Staff contact: Julia Hajduk, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISF"IE PRIOR TO A FINAL INSPECTION. ` 11 . Prior to final building inspection, the applicant shall complete all public improvements related to this project and obtain approval from the City for those improvements. 12. Prior to final building inspection, the applicant shall either place the existing overhead utility lines along SW Locust Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $2,200. 13. All site improvements shall be installed as approved, per the revised site plan. Staff contact: Julia Hajduk, Planning Division. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION,: SECTION III. BACKGROUND INFORMATION Site History: The site was recently annexed into the City of Tigard by ZCA 98-0007. Because the site has only recently been annexed into the City, no other development applications have been received by the City of Tigard. The site is currently vacant. Vicinity Information: The subject property is located north of SW Locust Street near SW 87th Avenue (no address has been assigned as of yet). The site is also identified as WCTM 1S135AA, tax lot 00400. The site is bordered on the south by property inside the City limits. The property directly south of the site is zoned R-12. The property north, east and west of the site is inside Washington County. According to Washington County information, the zoning to the north and east is designated neighborhood commercial and the property to the west is designated R-9. The City of Tigard equivalent to the R-9 zoning is R-12. Site Information and Proposal Description: The site is currently vacant. The proposal is to construct an office to serve as both an office and a model of the type and quality of homes constructed by the applicant. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 3 OF 14 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The site has frontage on SW Locust Street, which is classified as a major collector. As will be discussed further in this decision, the applicant will be required to install a five-foot wide sidewalk, street trees and construct a driveway apron. The approximate linear footage for sidewalk requirement is approximately 82 feet. The Engineering Staff has estimated the cost of installing a five-foot wide sidewalk is approximately $18 per linear foot. Based on this estimate, the cost of constructing the required improvements along SW Locust Street is $1 ,476. Upon completion of this development, the future developer will be required to pay TIF's of approximately $5,239. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $16,371 ($5,239 divided by .32). The difference between the TIF paid and the full impact is considered an unmitigated impact. Since the TIF paid is $5,239, the unmitigated impact can be valued at $14,895. Based on these estimates, the cost of improving SW Locust Street falls within the rough proportionality requirements related to the impacts. Furthermore, Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with ordinance standards. In order for the street system to function to serve all properties at buildout, streets meeting minimum standards must be provided. With the improvements, the applicant will be providing services that will be adequate to serve the needs of the proposed use. In addition, the applicant has concurred with the street improvements. More detail on streets and street improvements is provided under the Public Facility Concerns section of this decision. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 4 OF 14 Section 18.120.180 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.134, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. Landscaping and Screening (18.100 and 18.120), Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. The proposed development abuts a residential use to the south (across SW Locust Street) and to the west. The buffering and screening matrix requires a 10-foot buffer from the parking lot and a 20-foot buffer from structures when a commercial use abuts a residential use. 18.100.070.(c) allows a reduction in the buffer area provided a detailed buffer and screening plan is submitted showing it will afford the same degree of buffering and screening as required. The applicant has met the required buffer width for all but a portion of the structure, which extends into the required buffer area by 10 feet. The applicant is proposing to increase the amount of landscaping in the remaining area to meet the requirement of 18.100.070(c). The landscape plan submitted indicates 20, one-gallon shrubs will be planted for each 1000 square feet, oak or maple screening trees and ground cover will be provided in the required buffer area. The planting of 20, one-gallon shrubs for every 1000 square feet does not provide the same level of screening required because the buffer is reduced without providing more landscaping than required. The required buffer is approximately 960 feet for the building buffer and 310 square feet for the parking lot buffer. The total required landscaping would require 26 shrubs minimum within the western property buffer area (approximately 6 adjacent to the parking lot and approximately 20 between the structure and the property line). Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The applicant has submitted plans that show the trash receptacle will be enclosed by a five-foot high fence. The parking lot screening is discussed further in this report. Screening: Special Provisions: Screening of parking and loading areas: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features that effectively screen the parking NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 5 OF 14 lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As stated above, the parking area screening requirement is met (or will be met) by meeting the buffer and screening requirement to the west. The parking lot is not proposed to be screened to the east. There is existing landscaping between the parking lot and the street, however, this does not comply because the landscaping must be provided on-site and no shrubs are indicated, therefore, there is not a balance of low lying and vertical shrubbery and trees. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large), and has locational criteria for planting of street trees. The site has frontage on SW Locust Street. There are 3 trees proposed along Locust Street. Due to vision clearance requirements discussed further in this decision, however, the easternmost tree on the west side of the driveway must be deleted. Developments within the C-N zone are required to provide a minimum of 15% landscaping. The applicant has not provided calculations regarding the amount of impervious surface and landscaping. FINDING: Because the applicant has not proposed landscaping equivalent to that required if the 20-foot buffer were not reduced, has not proposed adequate parking lot landscaping to the south and east and calculations were not provided which indicate 15% of the site is or will be landscaped, staff can not determine that all landscaping and screening standards have been met. If the applicant complies with the conditions specified below, staff can determine that the standards have been met. CONDITIONS: Submit impervious surface/landscaping calculations that demonstrate that a minimum of 15% landscaping will continue to be provided. Submit a revised landscape plan that shows at least 26 shrubs will be planted along the western property buffer area and provide parking lot landscaping along the south and east that provides a balance of low lying and vertical shrubbery. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 6 OF 14 Visual Clearance Areas (18.102) Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The easternmost street tree proposed west of the driveway is located within the vision clearance triangle area and must be deleted from the landscape plan. FINDING: Because the landscape plan shows a tree in the vision clearance area, this has not been satisfied. If the applicant submits a revised landscape plan showing the triangle will have no trees, vehicles etc. between 3 and 8 feet in height, this standard will be met. CONDITION: Submit a revised landscape plan showing the vision clearance triangle area will have no trees, vehicles etc. between 3 and 8 feet in height. Off-Street Parking and Loading (18.106) Minimum Off-Street Parking: Section 18.106.030.(C)(1) requires a minimum of one (1) parking space for each 350 square feet of gross floor space for Administrative and Professional Offices. The applicant's narrative states the total square footage of the proposed building is 1,846 square feet (994 for the first floor, 852 for the second floor). The floor plans submitted, however, indicate that the total square footage is 1,764 square feet (1008 square feet for the first floor and 756 square feet for the second floor). The total parking required, based on the 1846 square footage is 5.2 parking spaces. The applicant has indicated that 5 parking spaces will be provided. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. There is bicycle rack proposed on the plan north of the trash enclosure. Off-Street Loading Spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. The total square footage for the proposed structure does not exceed 10,000 square feet, therefore, the off-street loading standards do not apply. FINDING: Because the required number of off-street vehicle and bicycle parking spaces have been proposed and off-street loading is not required, the off-street parking and loading standards have been met. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 7 OF 14 Access, Egress and Circulation (18.108) Section 18.108.080 requires that commercial and industrial uses which require 0-99 parking spaces provide at least 1 access with a minimum width of 30-feet and a pavement width of 24 feet. The development is required to provide 5 parking spaces, therefore one access with a minimum 30-foot wide access width is required. There is one (1), 30 foot wide access proposed. FINDING: Because the proposed access meets the 30-foot width requirement, this standard has been met. Signs (18.114 ) Section 18.114.130(D) lists the type of allowable signs and sign area permitted in the C-P Zone. Any signs proposed must conform to the provisions listed in this code section. Any new signs proposed will be approved through the Sign Permit process as administered by the City of Tigard Development Services Technicians. FINDING: Because signs will be addressed through a separate process and application if necessary, this criterion does not apply. Tree Removal (18.150) Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. There are no trees over 6" on the site based on information provided in the narrative and confirmation via a site visit by staff. FINDING: Because there are no trees over 6" caliper being removed, no mitigation is required and this criterion has been met. Street and Utility Improvement Standards (18.164) Streets: This site lies adjacent to SW Locust Street, which is classified as a local commercial industrial street. This roadway is fully improved, with the exception of sidewalk, street trees, a driveway and possibly street lighting. The applicant will need to install a concrete sidewalk adjacent to the site, plant street trees provide for street lighting, if necessary, and install a new driveway to serve the building. No additional right-of-way (ROW) dedications are needed. Water: This site will be served from the Tualatin Valley Water District's (TVWD) water system. The applicant will need to coordinate with TVWD for water service to this site. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 8 OF 14 Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Locust Street that can adequately serve this site. The applicant's plan indicates that they will tap this line to serve the new building. A Street Opening Permit is required for any work to be done within the public ROW. Storm Drainage: There is an existing storm drainage line in SW Locust Street with a catch basin adjacent to this site that can accommodate the runoff from this site. The applicant's plan indicates that they will tie into the catch basin with an on-site private storm drainage line that will collect the runoff. The new impervious area to be added to this site appears to be approximately 3,000 sf, which is not significant to where on-site detention would be needed. The existing storm sewer line in Locust Street will have sufficient capacity for this site. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, the R&O recognizes that there are small sites that can not accommodate a practical facility without negatively impacting the development. In cases like these, the fee in-lieu is allowed. Staff recommends the fee in-lieu be permitted for this project. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines: There are existing overhead utility lines adjacent to SW Locust Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is approximately 80 lineal feet; therefore the fee would be $ 2,200. FINDING: Based on the analysis above, the APPLICABLE TIGARD DEVELOPMENT CODE STANDARDS have not been met. If the applicant complies with conditions of approval 1-5 and 11-12 summarized at the beginning of this decision, staff can determine that the standards have been met. Section 18.120.180(A)(2) through 18.120.180(A)(17) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below with the following exceptions: NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 9 OF 14 The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: • Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces), and are, therefore, found to be inapplicable as approval standards. The following sections were discussed previously in this decision and will not be addressed in this section: 18.120.180.13(Parking), 18.120.180.14(Landscaping), 18.120.180.15(Drainage), 18.120.180.17(Signs). Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has proposed a waste storage area enclosed by a 5-foot fence at the northwest corner of the parking lot. The applicant has not submitted written sign-off from the waste hauler. FINDING: Because a franchise waste hauler has not signed-off on the trash receptacle location, staff can not determine if this standard has been met. If the applicant provides a written sign-off from the hauler regarding the proposed location, this criterion will be met. CONDITION: Submit a written sign-off from the hauler that states the proposed trash enclosure meets their current standards for mixed solid waste and recyclables storage. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6)-inch caliper or greater, shall be preserved or replaced by new plantings of equal character. There are no existing trees or drainageways on the site and the site is relatively flat. The building was located with consideration of surrounding uses and the code requirements. FINDING: Because the site has no trees or significant topography or natural drainageways for consideration in building location, this standard has been satisfied. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 10 OF 14 The City of Tigard Police Department has reviewed the applicant's proposal and has offered no comments or objections to the plan, thereby, satisfying this criterion. FINDING: Because the Tigard Police Department has reviewed the proposal and offered no objections to the proposed plan, the crime prevention and safety requirements have been satisfied. Access and Circulation: Section 18.120.180.11.b states that all circulation patterns within a development shall be designed to accommodate emergency vehicles. The proposed parking lot and building placement allows for an emergency vehicle to access the site and be less than 150 feet from all sides of the proposed structure. FINDING: Because the circulation pattern has been designed to provide for emergency vehicle access, this standard has been satisfied. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking space if 0-15 parking spaces are provided. The site has less than 15 parking spaces, therefore, 1 handicap van accessible space is required. 1 Handicap parking space is proposed, however it is not van accessible. To be considered van accessible, it must have an 8-foot-wide aisle. FINDING: Because the proposed handicap parking space is not van accessible, the proposal is not in compliance with ADA requirements. If the applicant submits a revised plan that shows the handicap parking space is van accessible with an 8-foot-wide aisle, this standard will be met. CONDITION: Submit a revised plan that shows the handicap parking space is van accessible with an 8-foot-wide aisle. Provisions and regulations of the underlying zone Use Classification: The applicant is proposing to construct a professional office. This use is classified in Code Section 18.42 (Use Classifications) as Administrative and Professional Services. Code Section 18.60.030 lists Administrative and Professional services as a permitted use in the C- N zone. Dimensional Requirements: Section 18.60.050 states that there is no minimum lot area and the average minimum lot width is 50 feet for parcels in the C-G zoning district. The site is on an existing lot, therefore the dimensional requirements for the lot do not apply to this decision. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 11 OF 14 Setbacks: Section 18.60.050 states that no side, or rear yard setback is required except a 20 foot side and rear yard setback shall be required where the C-N zone abuts a residential zoning district. Except as otherwise provided in section 18.98, no building in the C-N zoning district shall exceed 35 feet in height. The site abuts a residential zoning district to the west, therefore a 20-foot setback is required. The applicant has requested a variance to allow the building to protrude into the 20-foot setback. Staff is supporting the variance and has prepared findings further in this decision. All other setbacks are satisfied as proposed on the plans submitted. FINDING: Because the proposed use is permitted in the underlying zone and meets the setback and dimensional requirements for that zone outright or has received variance approval through this decision, this criterion has been met. Variance — Side yard setback reduction Section 18.134.050 allows the Director to approve, or approve with conditions, a request for a variance based on the following findings: The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards, and to any other properties in the same zoning district or vicinity. The proposed structure is intended to be a model home that will serve as an office for a small two-person company. The applicant has indicated that they proposed screening trees or landscaping to help mitigate the reduction in buffer width. A condition has been imposed that will require additional landscaping. The reduced setback will not be in conflict with the existing comprehensive plan or other applicable policies and standards or to any other properties in the same zoning district provided the condition to provide additional landscaping and screening is met. There are special circumstances that exist which are peculiar to the lot size, shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The lot shape is peculiar in that the north lot line is 48 feet wide, while the southern property line is 81.93 feet wide. The western property line (where the variance is requested) slants back from the front to the rear property line, whereas the eastern property line is almost perpendicular. The applicant has no control over the shape of the lot. The applicant does have control over the location of the structure. If the structure were placed against the east property line, however, no windows would be permitted in order to comply with building code requirements. This would defeat the purpose of using this office as a model home. Furthermore, by allowing a slight adjustment to the setback, the applicant would be providing a structure that looks more like a residential structure and thus would be more compatible with adjacent residential uses. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 12 OF 14 The proposed use, model home for an office, is permitted in this zone. With the exception of a setback reduction, all city standards will be maintained. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were located as specified by this title. The variance will not affect existing physical or natural systems anymore than would occur if the structure were located in accordance with all setback standards. The hardship is not self imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship, a 20-foot setback on the west property line, is not self imposed. The placement of the structure in strict conformance with the setback would create a development that is less compatible with the residential uses to the west. The requested variance is the minimum needed to provide a development that has the characteristics of a residential home, with windows, side yard on both sides and landscaped front and rear yards. FINDING: Based on the analysis above, staff finds that the variance criteria of approval have been met. SECTION V. STAFF COMMENTS The City of Tigard Building Division has reviewed the application and provided the following comments: (1) Provide a fire hydrant within 250 feet of all exterior walls. (2) All walls within 20 feet of the property line must be of 1-hour construction. (3) All windows within 10 feet of a property line must be protected with 3/4 hour assembly. (4) Applicable codes are 1997 UBC, change sheet 1 . (5) Access aisle adjacent to accessible parking stall shall be 8 feet wide. (6) Provide an accessible route from the public way to the entrance of the building. The parking access aisle shall have an accessible connection to the buildings without passing behind automobiles, (7) Provide a storm drainage plan. The City of Tigard Police Department, The City of Tigard Operations Manager, and The City of Tigard Long Range Planning Department have reviewed this application and have offered no comments or objections. SECTION VI. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which have been incorporated into this decision. TCI, US West, PGE, Metro Area Communications, Tualatin Valley Water District (TVWD), and NW Natural Gas were notified of the proposal and did not respond with comments or objections. NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 13 OF 14 Washington County Department of Land use and Transportation was notified of the proposal and provided the following comment: This project site lies west of Hall Blvd, which is the boundary line for county jurisdiction on SW Locust Street (Locust Street to the east of SW Hall is county maintained, to the west - it's not. Washington County, therefore, will not be submitting requirements for development of this project. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: DATE OF FILING: JANUARY 14, 1999 THE DECISION SHALL BE FINAL ON WEDNESDAY JANUARY 27, 1999 UNLESS AN APPEAL is FILED. Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code, which provides that a written appeal must be filed. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal forms are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING Of AN APPEAL IS 3:30 P.M. ON JANUARY 2aft 1999. Questions: If you have any questions, please call the City of Tigard Planning Division or Community Development Department of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. i�✓fJ 4.4:„ January 14. 1999 PREPARED BY. Julia Hajduk DATE Associate Planner '/� _ e-k-r- January 14, 1999 APPROVED BY: -Richard Bew- r-dorff DATE Planning Manager i s\curpl n\Julia\sd r\Locustof,doc NOTICE OF DECISION SDR 98-0022/LOCUST STREET OFFICE BUILDING PAGE 14 OF 14 4i P --, 0 CO At * H CI el 28"X J I el 994 SF too o •RST FLOOR . • Ili 1� h z 0 c., , ,i EXISDHC '� '- a AREA DRAIN ...., TOP CRATE- 190.04' u ■ 24"CCP: 187.24' y. .-AS : T/' 4 PROPOSED C9 Q \ AREA DRAIN I� RIM= I8 7 74' �\ g SUMPED i 12'CCP= 185.29'_ It., 762% : 4 . ...., Ce �1( 34..34' am,. 90 191` S�! `�� ` 30.00• .•. SSMH �t lOCU`Sl S �•�0� ,$ a MCCPI8515 17' 'TF`T EX/.INC B -WA 7ER EX7 77NC 8 'WATER• - - s` 4: w- SS ____ C 8 'SS _� EX/S7kJC 8 `�`` `` �� 5�' SOMH O '�/ 15 RIM= 187.50' T/ ____ �R� - 188 32 72"CCP■ 18508' /a •� - - _ 2'CCP 184.72' �/'/ SSW - ---- RIM= 19a 2..T. 8'COP- 177"73' '' CI 7; CASE NO[S]&CASE NAME[SI: _ I LOCUST STREET OFFICE BUILDING SITE PLAN SII!O-OYwvu 914011 EXHIBIT MAP N 1� iCITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ST HEMLC � ---- VICINITY MAP _ / a a z z---___ 0) 00 SUBJECT � LARCH ' " i f i — I I SDR 98-0022 PARCEL g VAR 98-0011 (II —� I III Ali III I .II p in _ W LOCUST STREET ST w > �� A a a- I OFFICE BUILDING I/ Ill— LOCUST MINIIIPM11' FA >° KW co /t MAPLELEAF ST I. ii Q r I' II'I MAPLELEAF ST I 1.113 i- co ' ■III. ST . OAK A 'AK i ST N / 0 100 200 300 400 Feet 1"=313 feel PINE ST PINE 4,, I City of Tigard L Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd - _ A Tigard,OR 97223 (503)639-4171 _ http:/www.ci.tigard.or.us Community Development Plot date: Nov 24, 1998;C:lmagic\MAGICO2.APR SDR 98-0022/VAR 98-0011 LOCUST STREET OFFICE BUILDING PAGE 1 OF 2 xi!! 1 S 126D D-01901 1S12600-02600 FACKRELL DALE&MARY&STEVEN VEENKER RAFE J& PO BOX 5475 7020 SW NYBERG RD BEAVERTON,OR 97006 TUALATIN,OR 97062 1 S 126DD-02700 1 S 126DD-03100 LEDFORD VIRGINIA H TRUST THE OREGON COMMUNITY FOUNDATION THE 1042 RANDOLPH RD 621 SW MORRISON STE 725 WOODBURN,OR 97071 PORTLAND,OR 97205 1S135AA-00301 1S135AA-00302 HAYZLETT MAXINE TR JOHANSSON MARTIN&JOAN 17015 SW ELDORADO DR 8290 SW LANDAU TIGARD,OR 97224 TIGARD,OR 97223 1S135AA-00305 S135AA-0039. SILLS DONALD N ET AL JOHANdS •1 MARTIN&JOAN 10115 SW HALL 8290 S LA D TIGARD,OR 97223 TI 'D,OR 97223 1S135AA-00400 1S135AA-00500 TURNER STEVEN R BRAWAND CHARLES PO BOX 25216 10125 NW RIVEN WOOD PORTLAND,OR 97298 CARLTON,OR 97111 135AA-00611 1S135AA-00700 BRA • • e CHARLES WESTON JOSEPH E 1012 1W RI E-4 1(VOOD 2154 NE BROADWAY C•'LTON,OR 97111 PORTLAND,OR 97232 1 .135AA-00711 1S135AA-00803 TIG•'1 OF HERBERHOLZ LARRY S&CATHY D 131 . •LL 9620 SW 90TH AVE ARD,OR 9 223 PORTLAND,OR 97223 15135AA-00804 1S135AA-00805 LAI KHOAN VAN& VO VIEN T& 10161 SW JEFFERSON AVE 10181 SW JEFFERSON ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00806 1S135AA-01400 MILLS MICHAEL E AND BESLEY PROPERTIES INC 10211 SW JEFFERSON 7520 SW LANDAU ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-01900 MATT WELLNER BOOTH JOICE GOSSETT LAND TECH, INC. 10250 SW 87TH AVE 8835 SW CANYON LANE, #402 PORTLAND,OR 97223 PORTLAND OR 97225 SDR 98-0022/VAR 98-0011 l)CUST STREET OFFICE BUILDING 0 PAGE 2 OF 2 STEVEN R. TURNER 8835 SW CANYON LANE, #408 PORTLAND, OR 97225 sA CITY of TIGARD / GEOGRAPHIC INFORMATION SYSTEM 7 ail: NOTIFICATION . AREA 151260802110 151260002600 1S126DD01901 (250' ) I1, 11, iii SDR 98-0022 1S135AA00301 ' liP VAR 98-0011 151260003100 ii 1 o LOCUST STREET ST 35AA0111100 \ 1S135AA00305 OFFICE BUILDING \\~ 15135AA0 : �`S135AA00302 1S135AA00803 I 1 00 0 1S135AA00804 (1) - ■ \ — I 1 1S135AA00805 ' , ' ';, Q r IL 101135AA00500 1S135AA01400 1S135AA00806 CO N /W W ?...„, 0 100 200 Feet 1"=313 feet 71511111111411 A Ltju r!:i City of Tigard Information on this map is for general location only and 1 should be verified with the Development Services Division. 13125 SW Hall Blvd f Tigard,OR 97223 - -1 (503)6394171 /7/14—L__ ^ http:/hvww.ci.tigard.or.us Community Development Plot date: Nov 24, 1998;C:\magic\MAGICO2.APR APPLICANT MATERIALS SITE DEVELOPMENT REVIEW ., . •ice APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: 2I4/81. DATE OF PRE-APP.: 47-21-/-9g Property Address/Location(s): Nov-ii, O L-OGVS+ ►tea✓ B7I---, Aver�� FOR STAFF USE ONLY • Tax Map & Tax Lot#(s): IS 135AA Case No.(s): •�k. [p -6(.)9, (ax LOA- 4/00 Other Case No.(s): 4f}ILg$-coo[ / 1 Site Size: 5� 025 s F 12 Ac v�S Receipt No.: '_ ,' Application Accepted BK.k.h1 II Property Owner/Deed Holder(s)': ,C-I-eVe,-∎ IS T�✓r-Ner- Date: f d s-c7u Address: r?835 SW CA- Or- L43(1-08Phone: 2 ci 2 -5,20 City: Pn,f-1G^c..t. Zip: cr7225 Date Determined To Be Complete: / - /:./. Applicant*: 4G Tic,, 1r-lG . (t ccf LJelL ep- Comp Plan/Zone Designation: Address: a'335 SW Cc,rsyon #'/D2 Phone: .7/1 -9.3°/ city: Po,-HO►r,GC zip: 97225 CIT Area: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Rev.4/21/97 i:kcurpinlmastersksdra.doc 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: []'� Application Form The owners of record of the subject property request Site Development Review approval to allow (please be specific): (c Owner's Signature/Written Authorization [2( Title Transfer Instrument or Deed Lo Cc4-1.01-1 oC one 0) vThod�I korm. [:;1 Site/Plot Plan For'' O� /�' 'G` v5e-Or> S I +e-• (#of copies based on pre-app check list) El Site/Plot Plan (reduced 872-x 11-) 11:1 Applicant's Statement I (#of copies based on pre-app check list) E Construction Cost Estimate 2 Filing Fee (Under 5100.000) $ 800.00 i (9100.000-5999,999) $1,600.00 1 (Si Million&Over) $1,780.00 I (+55/510.000) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: UG�,G, C +0 r�d -2 s;Ce \/aVOL st°-1l-6,,,,ck F-o--, JO re, -1-.4.° 10 Fe*. i APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as Idescribed on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) • THE APPUCANT(S) SHALL CERTIFY THAT: • The above reauest does not violate any deed restrictions that_mav be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this , 2--t day of , 19 ?g' , — da---- Owner's Signature, Owner's Signature Owner's Signature Owner's Signature 2 411‘. ASJ- CITY OF TIGARD Community Development Shaping (Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 3/18/99 FILE NOS.: SITE DEVELOPMENT REVIEW ISDRI 98-0022 VARIANCE[VARI 98-0011 FILE TITLE: LOCUST STREET OFFICE BUILDING APPLICANT(S): Matt Wellner OWNER: Steven R. Turner Land Tech, Inc. 8835 SW Canyon Lane #408 8835 SW Canyon Lane, #402 Portland, OR 97225 Portland, OR 97225 292-5920 291-9398 REQUEST: A request for Site Development Review approval to construct a building on site to be used as an office and a model of the type of home constructed by the developer. LOCATION: The property is located north of SW Locust Street near SW 87th Avenue (no address); WCTM 1S135AA, Tax Lot 00400. ZONE: Neighborhood Commercial; C-N. The purpose of the C-N Zoning District is to provide convenience goods and services within a cluster of stores. The uses permitted in the neighborhood center include convenience markets, beauty shops, barber shops, repair shops and small offices. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.42, 18.60, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.134, 18.150 and 18.164. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: FRIDAY DECEMBER 4,1998 X STAFF DECISION DATE OF DECISION: THURSDAY JANUARY 14,1999 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM CITY COUNCIL DATE OF HEARING: TIME: 1:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE X SITE PLAN X ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY ARBORIST REPORT OTHER STAFF CONTACT: Julia Powell Hajduk, Associate Planner (503) 639-4171 Ext. 407 SDR 98-0022NAR 98-0011 LOCUST STREET OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS November 13, 1998 CITY OF TIGARD Matt Wellner OREGON Land Tech, Inc 8835 SW Canyon Lane #402 Portland, OR 97225 RE: Notice of Incomplete Submittal - SDR 98-0022 Dear Mr. Wellner: On October 28, 1998, staff received the application for the Site Development Review north of Locust Street near 87th Avenue, WCTM 1S135AA, tax lot 00400. Staff has completed a preliminary review of the application materials and finds the following information is required before staff can consider your application complete and begin review: 1. Submit landscape plans. 2. Show the surrounding uses and structures within 25 feet. If there are no structures within 25 feet, please indicate this in writing. 3. Provide clarification on the square footage of the proposed structure. The parking requirement is based on the square footage of the building. The plans indicate 994 square feet on the first floor but does not provide square footage information for the second floor. Furthermore, a floor plan has not been provided. 4. Provide a vicinity map. 5. 18 copies of all required submittal information listed above must be provided. Once the required information has been submitted, staff will deem the application complete and begin the review process. The 6-8 week estimated time to render a decision is based on the date the application is accepted as complete. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171 ext. 407. Sincerely, f//e/yj a /(W ulia Powell Hajduk /� Associate Planner i:\curpin\julia\sdr\Turner.acc c: SDR 98-0022 Land use file Steve Turner, 8835 SW Canyon Lane #408, Portland, OR 97225 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 ILA1 D CIVIL ENGINEERING TECH, AND TCTION Inc.I SURVEYING Julia Powell Hajduk Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Dear Ms. Hajduk, As per your letter of November 13, 1998 I am completing the submittal for SDR 980022 Land use file. 1. Landscape plan is provided. 2. There are commercial to the east of the property and multi-family to the west and northwest. There are no structures within 25 feet of this property. 3. Plans for the first and second floor is provided. The 2nd floor is 852 square feet. 4 Vicinity map is provided. 5. 18 copies of all required submittal information is provided. Thank you for your help. Sincerely, 14'-"-(2-' `i ith A. Farmer Land Specialist/Planner 8835 SW Canyon Lane •Suite 402 • Portland,OR 97225• (503)291-9398 • Fax(503)291-1613 NOV-16-98 MON 18 :05 LAND TECH INC 503 291 1613 P. 01 • 8. SW Canyon Lane#402 • Portland,OR 97225 • • Phone:291-9398 • Fax:291-1613 • 7tai y.. 1,-.14„,:41:5'?:• `..h St' i .} , '?t. r } 0„+„,,,,,,..,.-.,v„. 8" ,1 ._..a�_-3ai i x +' t -y z y,. iii' h" �. ,t ^r t. i ,4`..',-, '.i.'"''1 '1' `• •.'t'e l. t• ? .yr +{ s}' =.Y "5Y+ x _re .}., v--. r 4 d �i u+K ?.�.+xuYi 1 Q.! i t L _ :a �aS r a ;wr n k°r o . S! a N/ ;' ;/ x / :ua� Tt .€v w uJ k To: Jam! lq Hdjk Fax#: 684/-72 / From: /loll' We f Ir\yi Date: ////6 /98 Attn: Pages: 2 Project Lock..,+' Job#: 5// y ❑For Review ($ e Comment ❑Please Reply ❑ Please Recyd . . .. . . . . . . . COMMENTS: Let- 11 � �/ V' K✓10c,.,/ - ! h' S / S 0''1 ace 0,-� p p1 . G.ve 1„.., ca « a--f- 2` I- 93 . a d Ie 74 c4 il . Li/10------ r'r s-` i• r ‘x zF t "r Vi��'C W} • ri s.3,r:41Y..1i fx �;1 r k',>:! tir -•5h ° 'a . r'+ : i.Ef � &i CPti','�c z� � r r '-i �. ' '.4t-'4;4",:`-. ^ ,,r!, 4Thi, Y j. F,v 3 . i ai "1 ' ' er.p,, r''; .?9,..'4t y4 ,:v; ..1ir, all ,rl d ,Ifl:. :,,,.t._!, 't•,.• ;.p S3t161-'01I3 --tu.,4 , . NOV-16-98 MON 18 :06 LAND TECH INC 503 291 1613 P. 02 G: \DWG\544\544LANDSCAPE.dwg Mon Nov 16 17: 14: 53 1998 MATT E. • i Hi •'i0 E 1 . .,. . .,.. , , 11if i Vg' .fib• P . : .......: et .. , ; : . 1 .. 4. 1 1 4 CPI •.-0-4 w I. SW Canyon Lane#402 • Portland,OR 97225 • Phone: 291-9398 • Fax: 291-1613 Land Tech, Inc. (Letter of Transmittal) To: J I G 1j u 1<_ From: jtAia lth.. -1—cue, w1 e. V` Date: I i — 13- - 9 8 Re: (n� Project: S b 1�. C�a" O O z.Z- Attn: J[..LO e-I ` I{Jdu T ,/ Job#: 5 ❑ Urgent A For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle . . . . . . . . . . COPIES 1 DESCRIPTION i " L a_s.� i €2-4A t 1I -E- F (o o v- 1.--- 10....k15 a F1 oole- Pi et, 1/1- 3 f 73. V t c-t v1 1ty il. A ) 3 1 3' I Cort;e-s oc -c, -b 114 '44.4 744,,Li 110 I -Lc2-, lef I COMMENTS: RECEIVED NOV 1. 719 November 19, 1998 CITY OF TIGARD Matt Wellner OREGON Land Tech, Inc. 8835 SW Canyon Lane #402 Portland, OR 97225 RE: Notice of Complete Submittal - SDR 98-0022 Dear Mr. Wellner: Staff has received the additional information detailed in the November 13, 1998, letter of Incomplete Submittal. With this additional information, Staff has deemed your application complete and will begin the Site Development Review process for the property north of SW Locust Street near SW 87th Avenue; WCTM 1S135AA, tax lot 00400. Staff has scheduled a tentative decision date of January 14, 1999. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171 ext. 407. Sincerely, ulia Powell Hajduk Associate Planner is\curpin\julia\sdr\Turner2.acc c: SDR 98-0022 Land use file Steve Turner, 8835 SW Canyon Lane #408, Portland, OR 97225 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 &posc / hrraive al-4, 0111 rill, "cri ,L 1 \1 kip 4111t 8835 SW Canyon Lane#402 Portland,OR 97225 PHONE: (503)291-9398 FAX: (503)291-1613 CIVIL ENGINEERING-SUBDIVISION PLANNING&DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING October 26, 1998 NARRATIVE FOR THE CONSTRUCTION OF ONE OFFICE STRUCTURE Office Building No Addresses Issued 1S1 35AA 400 Applicant Contact: Planning Contact: Steve Turner Land Tech, Inc. (Matt Wellner) 8835 SW Canyon Lane#408 8835 SW Canyon Lane#402 Portland, OR 97225 Portland, OR 97225 Phone: (503)292-5920 Phone: (503) 291-9398 Statement of Intent The intent of this submittal is to obtain preliminary permission to construct one office building with necessary utilities,parking and drainage facilities on tax lot 400 of tax map 1 S 1 35AA. The subject site is generally located north of Locust Street near 87th Avenue. In order to receive approval for this project the applicant must address issues of interest to only Site Development review and Variance review. This application should be reviewed by Staff and receive an Administrative decision. The structure that is proposed for this development is that of a model home. This model home will look like a single-family dwelling,but serve as an office for one small company. This small company is a home building firm and serves as a workspace for only 2 to 3 people. - 1 - Building Height Provisions The applicant has included a building elevation with this application. The architectural elevation is almost exactly what the proposed structure will look like when complete. The only modification that has been made to the elevation is to the building width,which has been reduced by one half foot for footprint location purposes. Parking,Loading, and Access The applicant has proposed adequate parking and access for the proposed building site. For this building layout the applicant has proposed a total of five parking spaces. One of the proposed five parking spaces is a proposed compact space. One of the proposed five parking spaces is a handicapped space. The other three proposed parking spaces are full sized spots. All three of the proposed standard parking spaces and the one proposed handicapped space measure 8', 8" x 18'. The one proposed compact space measures 8' x 15'. Along with the proposed handicapped space the applicant has provided the necessary six-foot loading and unloading handicapped area. Bicycle parking has been provided west of the proposed structure. This proposed development would retain access at one point. The access point will be a 30-foot wide access located approximately 19 feet west of the east lot line. This access point will softly narrow to a minimum of a 24-foot paved surface. The paved surface will be located on the south side of the structure and serve as a two-way access as well as parking. In addition, the building will have a pedestrian walkway, which extends from the ground-floor entrances to the street. No loading area should be required for this development. The applicant has satisfied all applicable criteria of this section with this parking and access layout. Walkway Requirements The applicant has shown pedestrian walkways extending from the ground floor entrances to the sidewalks abutting Locust Street. The applicant will design these pedestrian walkways to City of Tigard Engineering requirements. Clear Vision Area The applicant will meet all requirements of this section. Construction plans,which will be approved by City of Tigard Engineering, will address this chapter. - 2 - Buffering and Screening City planning has stated within the pre-application conference notes that screening will be recommended along the west boundary of the project. All other boundaries on the project require no buffer. The north, south, and east boundaries allow for a zero lot line. The zone contiguous to the west of the subject site is a residential zone. The buffering required for boundary is 10 feet for parking and 20 feet for buildings. The applicant has met the buffering requirement for all parking locations. However, for a portion of the proposed building the applicant has not met the buffering requirement. The applicant will require a variance for the reduction of this buffer. The applicant has proposed a buffer of 10 feet at the northwest corner of the structure. Ten feet is the maximum buffer reduction necessary. From the northwest corner to the southwest corner of the structure the buffer gradually increases. The required buffer reduction is necessary for only 19.51 feet. At the point 19.51 feet south of the northwest corner of the structure the proposed building meets the buffer requirement. At the southwest corner of the structure the buffer is exceeded by more than three feet. The applicant has proposed additional screening in order to compensate for this necessary buffer reduction. The preliminary plan shows screening trees placed along the portion of the structure that encroaches within the required buffer. Additional screening can be included if required by staff. The variance will be further addressed later in the application. Landscaping Street trees and screening trees have been shown on the preliminary plan. An adequate number of street trees have been placed along the site's frontage on Locust Street. Screening trees have been placed along the west portion of the proposed structure that encroaches within the required buffer. One tree has been placed west of the parking spaces to screen the proposed trash facility. The proposed structure is a model home. It will act both as an office, and as a model for what the builder has for sale. Therefor,the developer of this project will landscape around the home for aesthetic purposes. There will be more landscaping on this site than what is required by the governing zone. Sensitive Lands There are no areas deemed as sensitive lands on the subject site. This section is not pertinent to the application. Impact Study The purpose of this section is to quantify the effects of development on public facilities and - 3 - services in the area. The subject site maintains approximately 82 feet of frontage along Locust Street. The pre-application conference notes stated that there would be no requirement for additional right-of-way along Locust Street. City Planning has stated that partial street improvements would be necessary for this development. The applicant has proposed a five-foot sidewalk as well as a new driveway apron along the site's frontage along Locust Street. In addition,there are existing overhead utility lines, which run adjacent to this site along Locust Street. Prior to occupancy,the developer will either place these utilities underground, or pay the necessary fee-in-lieu. Access to the structure is proposed via one 30-foot wide entrance from Locust Street. The 30- foot wide entrance will gradually become a 24-foot paved surface that will serve as two-way access as well as parking. The paved surface and parking areas have been designed to meet the city engineering standards. The developer will place proposed utility lines beneath the paved surface. In addition, a paved pedestrian pathway will extend from the first floor building entrances to Locust Street. This pedestrian pathway has been designed to meet city engineering standards. The applicant has proposed to connect this structure to the existing 8"TVWD water line located in Locust Street. The developer will extend this public water to the building. Extension of this line will cause little to no impact on the surrounding neighbors. The applicant has proposed to connect this structure to the existing 8"sanitary sewer line located in Locust Street. The developer will extend this public sewer line to the building. Extension of this line will cause little to no impact on the surrounding neighbors. A storm drainage plan has been shown on the preliminary plan. The plan includes one area drain at the low point of the site. This area drain will be directed to an existing catch basin/ storm sewer system located within Locust Street. The applicant attempted to place a water quality facility on the subject site. However,due to the site size and topography the applicant was not able to place one on the site. There is no room within the landscaped area for a water quality facility. Placement of a water quality facility on the site would require a reduction in parking of two spaces. The applicant is requesting that the developer be able to pay the fee-in-lieu for water quality. The structure that is proposed for this site is a model home. Although it will not serve the purpose of a single family dwelling, it will look like, and be landscaped as a residential dwelling. The proposed impervious area has been kept to a minimum. This structure and its proposed parking will experience little more storm runoff than a single family dwelling with off street parking. Therefor, fee-in-lieu should be accepted. The proposed storm sewer system should handle the necessary amount of storm water runoff. Construction of this storm system will cause little to not impact on the community. There are no proposed open space tracts within this development that may serve as an addition to the city parks system. The proposed development is only one office structure. This development -4 - would not force any impact upon the local parks system. Noise impacts of the development on the surrounding community will be held to a minimum. Once construction is complete noise will not be an issue. During construction of the development noise suppression will be addressed to City of Tigard code standards. Hours of construction will remain between those hours set forth by law. The subject site is zoned Neighborhood Commercial. Surrounding zones in the area range from other commercial zones to residential zones. The applicant has proposed screening and buffering along the boundary contiguous to the residential zone. This proposed development has been designed to properly accommodate fire protection. A fire hydrant is located across Locust Street from the development. Neighborhood Meeting The applicant has included all information pertinent to the neighborhood meeting within this application. Announcements were sent out to all property owners within the required radius of the subject site. The subject property was posted. However, only the developer showed up to the neighborhood meeting. 18.32 Procedures For Decision Making: Quasi-Judicial With this application the applicant has satisfied the criteria of this section. Any further material that is required of the applicant will be supplied. The applicant is under the impression that the Site Development and Variance Review will be done by Staff. 18.108 Access,Egress, and Circulation Scaled plans will be submitted to City of Tigard Engineering that show how access, egress, and circulation requirements will be fulfilled. The site plan that has been submitted with this application shows approximately where the access point will be located. As well, the site plan shows the width of the proposed access point. Engineered drawings have not been submitted with this application. Further information about this access point can be seen in the above section titled Parking and Access. 18.114 Signs The applicant has not shown a sign on the enclosed site plan. Any signs that the developer chooses to place on the subject site will be addressed at a later date. - 5 - 18.116 Mixed Solid Waste and Recyclables The applicant has shown waste and recyclable storage areas for this building. The proposed structure will require a storage area of 8 square feet. One 8 square foot storage area has been shown on the site plan. The applicant has satisfied the criteria of this section. Any additional criteria set forth by code will be followed. 18.120 Site Development Review With this application the applicant has satisfied the criteria of this section. Any further material that is required of the applicant will be supplied. The applicant is under the impression that review will be done by Staff, and the decision will be made by the Director. 18.134 Variance A variance is required for this development due to the existing dimensions of the subject site. The applicant must request a variance to reduce the required setback from the proposed structure to the west lot line. The required setback for a structure on the west boundary line is 20 feet. The applicant has proposed a buffer of 10 feet at the northwest corner of the structure. Ten feet is the maximum buffer reduction necessary. From the northwest corner to the southwest corner of the structure the buffer gradually increases. The required buffer reduction is necessary for only 19.51 feet. At the point 19.51 feet south of the northwest corner of the structure the proposed building meets the buffer requirement. At the southwest corner of the structure the buffer is exceeded by more than three feet. These dimensions can be located on the preliminary plan. CRITIERIA FOR GRANTING A VARIANCE: The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the comprehensive plan, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; RESPONSE: The proposed variance is being requested in order that the subject site can be properly utilized as allowed by the governing zone. The applicant has proposed to place a model home on the subject site that will serve as an office for a small two- person company. The proposed structure will be landscaped as a single-family dwelling would be. Reduction of this setback would be compensated for by placement of screening trees or landscaping within the proposed setback area. The proposed structure is not large by any means. The first floor area of the proposed structure is 994 square feet. This use of the site is in no way in conflict with the comprehensive plan,the purposes of this title, or the applicable policies and standards of the subject zone. The portion of the site that requires a setback reduction is contiguous to a residential zone. Although the proposed structure - 6 - will not serve as a residential use, it will look as though it is a single-family residential dwelling. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; RESPONSE: The layout of the subject site is peculiar in shape. This layout can be seen on the preliminary plan. The north lot line of the subject site is 48.00 feet wide. The south lot line of the subject site, which fronts Locust Street, is 81.93 feet wide. The east lot line runs perpendicular to the north and south lot lines. The west lot line runs at an angle. Thus,the west portion of the site gradually reduces from north to south. This portion of the site is the boundary contiguous to the residential zone,which requires a buffer of 20 feet. The applicant could place the structure facing west up against the north and east lot lines at a zero lot line. However,this would be a less suitable use of the site. The applicant has proposed a model home for the subject site. Placing this model home at a zero lot line would require the developer to remove all windows along these lot lines from the proposed model home. As well the developer would have to place parapets up to 30 inches above the roofline along these lot lines. This would destroy the purpose of this model home. With parapets and no windows this model home would look more like an outbuilding than a model home. Placement of a model home on this site is the best possible use. The model home will fit in well with both the residential and commercial uses in the surrounding area. This is a much better use than placement of a block building at a zero lot line. In order to properly place the best use of this land on the site this variance must be granted. Due to the existing dimensions of the subject site this variance must be granted. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land; RESPONSE: Placement of a model home for office space is a permitted use under the Neighborhood Commercial zone. The only variance that is required for this use is a setback variance. Placement of a model home for office space on this property is the best possible use of the site. This use will help to bridge the gap between the surrounding commercial and residential zones. - 7 - Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located as specified in the title; and RESPONSE: The proposed use of this site will in no way adversely affect existing physical and natural systems than would occur if the development were located as specified as specified in the title. If fact, approval of this variance would allow for a use of this site that will cause less of an adverse affect than what would occur if the development were located as specified in the title. If this variance does not receive approval then the developer will choose to place a block office building at a zero lot line on the subject site. This block building would serve as office space for several employees due to the fact that the developer would have to rent out a portion of the structure to offset building costs. If this variance is approved a model home will be placed on the site that will serve as office space for two to three employees. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship. RESPONSE: The applicant has proposed this use of the site due to the fact that it is an ideal location for the structure and it is the best possible use of a site with peculiar dimensions. This variance is necessary due to the fact that a 20-foot setback is required along a portion of the property that reduces gradually as it runs from north to south. This is the minimum variance required for placement of this structure on the site. The required setback for a structure on the west boundary line is 20 feet. The applicant has proposed a buffer of 10 feet at the northwest corner of the structure. Ten feet is the maximum buffer reduction necessary. From the northwest corner to the southwest corner of the structure the buffer gradually increases. The required buffer reduction is necessary for only 19.51 feet. At the point 19.51 feet south of the northwest corner of the structure the proposed building meets the buffer requirement. At the southwest corner of the structure the buffer is exceeded by more than three feet. These dimensions can be located on the preliminary plan. The applicant feels that the variance that is being requested merits approval due to the reasoning behind requesting it. The applicant has proposed a use for the site that would cause as little impact as possible to the site. The proposed structure will serve as an office space while also fitting well in to a contiguous residential community. - 8 - 18.150 Tree Removal Plan Requirements There are no significant trees on the subject site. A survey crew from Land Tech,Inc. was sent to the site to locate any trees over six inches. No trees were located. 18.164 Street and Utility Improvement Standards The applicant's preliminary application follows the requirements stated within this chapter. All proposed utilities have been shown on the site plan. The applicant will design and construct all street and utility improvements to City of Tigard Engineering requirements. The applicant has submitted 18 copies of all material pertinent to this application for model home/office location. If you have any questions or require any additional material please contact the applicant at(503)291-9398. Thank You, Matt Wellner Land Tech, Inc - 9 - fl3 j 3: i_ `V' Co %, � / ` 8835 SW Canon Lane#492 Portland,OR 97225 PHONE: (503)291-9398 FAX: (503) 291-1613 CIVIL ENGINEERING-SUBDIVISION PLANNING&DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING On-Site/Off-Site Improvements Cost Estimates ENGINEERING ESTIMATES FOR CIVIL,IMPROVEMENTS On-Site Improvements $10,000.00 Off-Site Improvements $ 3,000.00 r — 9 i / • 7.18' N. Ati.�_ . 28'X35.5" \ �" 994 SF + 'ss, 21 00'' RST FLOOR AREADDRA/N O 3 1'., TOP GRATE = 190.04' o m 24" CCP = 18724' 0 o Q' ° a 1 ° Y PROPOSED I CB ti • ` ' AREA DRAIN RIM = 187.74' cv of o SUMP£D �� • 12" CCP = 185.29" CO . `..'' Wir • 4. ° . . . 0 Q 15 / 34.34' ��, SSMH up .:.S �. �� 30.' 4,_----__.13 o so RIM = 18515' cu �.f 9 `�G,�/ '�� 8" CCP = 177.17. �-' ST �� LI S r FFT EX/.17NG 8 . WATER EXI ANG 8 " WATER `■ y`` £X/SANG 8 SS / EX/SANG 8 "SS .1� 3 cn ® 1 SS —SS 9�: 55 ys—® o .. , ;� 1Sy-- SOMH �/ �` . RIM = (87.50' fig°+ en c CB 12" CCP = 185.088 c , �R = 1 •• 1 .r, E ?" CCP = 184.72' o SSMN ■ XI RIM = 190.23' . a 8" CCP = 177.73' v LC7 ° lf7 r CD 3 O U' • r . L-1 k - N.� - - -.. - -_,..Dt /°‘er I X66 i=Z° 4% -JPTfili,nife . LA7 b sp b y _ _____ . . . , ____ .. . 12/0664 r-V ec.-I Tom. ,i- 4,ve -7/-• ,-.4 J s , g., ,,, , , .. M ✓l0f ->�rG. ! 9, 0, . , /-/-e/r) are /1/1' -S-4 , V 7 44-° r 1 .r Aq\A 1 1, - : 1 Jo I ( + -. 11 ,9 il..4 iYIC° / 6111 glre '`'1 evt,r • . ri% AL I IT) E: r . _ . 0 < ` ``- 8835 SW Canyon Lane#402 Portland,OR 97225 PHONE: (503)291-9398 FAX: (503)291-1613 CIVIL ENGINEERING-SUBDIVISION PLANNING&DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING October 27, 1998 City of Tigard Planning do Julia H. 13125 SW Hall Blvd. Tigard, OR 97223 RE: Locust Street Neighborhood meeting Dear Julia, The following is the information required for neighborhood meeting submittal for the City of Tigard. A neighborhood meeting was held on October 15, 1998. However, only the property owner attended the neighborhood meeting. For this reason a sign in sheet has not been included with the application. One letter supporting the development and a record of a telephone call have been included. As well, all other necessary meeting material has been submitted. Thank-/4/1(474------- Matt Wellner Land Tech,Inc. AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 9'7223 1, MQ, �✓� ''`� do affirm that I am (represent) the party initiating interest in a proposed r 'oc4J reCZ affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) /5/ 35AA X00 , and did on the . .29 Tu' day of 19`/S personally post notice indicating that the site may be proposed for a e-,Y=Sc&1oe/ ice application, and the time, date and place of a neighborhood meeting to discuss the proposal. 5� e rvo r-N a r?n �OG vS�. The sign was posted at � � (state location you posted notice on property) Signature (In the presence of a Notary Public) • (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the :T'7 day of Cr �� , 19 �) "•, OFFICIAL SEAL ( �`Z BEVERLY A. JORDAN 1f) �� COMMISSION PUBLIC-OREGON 058747 (( 5--,(1 1 MY COMMISSION EXPIRES OCT.22,20001 NOT Y PUBL F O GON My Commissio xpirel . (Applicant, please complete information below for proper placement with proposed project) rNAME OF PROJECT OR PROPOSED NAME: LCC L- S+ S+�Qe$ ►^�oo2tr�jo le)ITTLe �TYPE OF PROPOSED DE L•PME1 a Name of Applicant/Owner.. A•. 1 1 i21 - Lo'm,r_�a• �� '�� `SKr` Address or General Location of Subject Property: • a dr V I Subject Property Tax Map(s)and Lot#(s): J —- ---------- -----------------n:Vogmtipatiylmasters1attpos_ AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) I, `..`Azi N � �' , being duly sworn, depose and say that on .5.Q r-1-eati , ..., Z 7 , 19 9cr caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) 5 w ),. c,,k-s+ a..�.A 8 iY14 I,�t L-t..i a..v"c.( 1 O IZ 1 / 5 / 35 A A go 0 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 with postage prepaid thereon. /7eti'r-44-a-k, 4-4-L-rje-") (A- ' 114 .1 Ib Signature .. (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEJNOTARIZE) Subscribed and sworn/affirmed before me on the day of �,,,,/�4,, 19 1' •01, OFFICIAL SEAL f BEVERLY A. JORDAN / , ,q.,..„y NOTARY PUBLIC-OREGON ) COMMISSION NO.058747 ) MY COMMISSION EXPIRES OCT.22,2000 O No "ARY PU.,4 OF ORE ri N ? My Commis Pn Expires: (Applicant, please complete information below for proper placement with proposed project) 1NAME OF PROJECT OR PROPOSED NAME: 4 o a.7- S '1& L-ocu 5-4 TYPE OF PROPOSED DEVELOPMENT: Cov.s-},Gu.ci:,ey, o-F o Lt ' r I' o f.. t c c�. b�, I C(N,.. q . Name of Applicant/Owner: Act,Kd Tech, .r c . ..J Address or General Location of Subject Pro e 5 35A A y0O a►z 2 f S W 8 F(ti a v,cl !.o c.�sl i�., P rh'�__.� / I ��au'dc LSubject Property Tax Map(s)and Lot#(s): /5! 35A Al L_o+ 4 00 J h_Uogm,patty masters,atfmad.mst ,1„4.4„ , ,..... 4,,,,,,,, , if-, , 0v., „,.....„ „ 1ac. 8835$ s�TE 02 CANYON L ,...1 r or ... ...... CIVIL ENGINEERING.SUBDIVISION (50 PORTLAND, OR 9 `ENE September UBD/V/S/pN p�NNING 31291-93g8 FAX. 7225 2S' 998 &DESIGN-LAND ( 03)291.1613 De SURVEYING.CpNSt Interested p RucTipNSURV �': FYI NG Land T ech'Inc r is this Locust in Tigard. th Prior on We�e cOn e o ner of the property Proposal inplyYng to the gPrOPosing ju�ated:;ofle js13tp a�end det � T l a trop (l office or at SW 87th g on. surrounding oecessazy Pe building on PertY owners and tee would like CITY�F �OCTOBER 15th residents you a di irss the • /3125 OP S RD TOWN/ALL 1AL invited Please note TI HALL BOLL RO° altered prior this will be 6 A OR, 97223 1'AI�p A•tri, We look the submittal an of he national me 29l-9388 i f oforward to more;:z:"pplicati e n PrejiSincel hav any Y discussing CtY ry plans. These plans '/ar- ' g the proposal with may be you, please A. F ,- 1;fitt call me at and Specialist/Planner anner Abdullah Alkadi Bill Gross 11905 SW 125th Court 11035 SW 135th Avenue Tigard, OR 97223 Tigard, OR 97223 Kathie Kallio Ed Howden 12940 SW Glacier Lily Drive 11829 SW Morning Hill Tigard, OR 97223 Tigard, OR 97223 Bonne & Jim Roach Karl Swanson 14447 SW Twekesbury Drive 11410 SW Ironwood Loop Tigard, OR 97224 Tigard, OR 97223 Clark G. Zeller Larry Westerman 13290 SW Shore Drive 13665 SW Fern Street Tigard, OR 97223 Tigard, OR 97223 Christy Herr Barbara Sattler 11386 SW Ironwood Loop 11245 SW Morgen Court Tigard, OR, 97223 Tigard, OR 97223 June Suffridge Beverly Froude 15949 SW 146th Avenue 12200 SW Bull Mountain Road Tigard, OR 97224 Tigard,OR 97224 Kathy Smith Linda Masters 11645 SW Cloud Court 15120 SW 141st Avenue Tigard, OR 97224 Tigard, OR 97224 Scott Russell Cal Woolery 31291 Raymond Creek Road 12356 SW 132nd Court Scappoose, OR 97056 Tigard, OR 97223 Ben&Judith Laparne Rafe&Gerald Veenker PO Box 5475 7020 SW Nyberg Rd Beaverton,OR 97006 Tualatin,OR 97062 Virginia Ledford Louise Mazzuca 1042 Randolph Rd 10000 SW 90th Ave Woodburn,OR 97071 Portland,OR 97223 OREGON COMMUNITY FOUNDATION THE Jack&Kathy Wood Jr. 621 SW Morrison St#725 8910 SW Coral St Portland,OR 97205 Tigard,OR 97223 R B&Jeanette C-03249 Walloch Dennis&Zoe Pilger 8890 SW Coral St 17703 Treetop Way Portland,OR 97223 Lake Oswego,OR 97034 Kenneth&Margaret Johannes Maxine Hayzlett 10120 SW Ha11 Blvd#104 17015 SW Eldorado Dr Portland,OR 97223 Tigard,OR 97224 Gary&Diane Long Phil&Joyce Sneed 8290 SW Landau St 10115 SW Hall Blvd Tigard,OR 97223 Tigard,OR 97223 Irma Eidenschink Irma Eidenschink 8740 SW Locust St 8740 SW Locust St Portland,OR 97223 Portland,OR 97223 Charles Brawand OREGON COMMUNITY FOUNDATION 10125 NE Rivenwood Ln 621 SW Morrison St Carlton,OR 97111 Portland,OR 97205 Gordon&Penny Nash Larry Herberholz 10231 SW Jefferson Ave 9620 SW 90th Ave Tigard,OR 97223 Portland,OR 97223 Larry&Cathy Herberholz Khoan Van Lai&Thi LeThu 9620 SW 90th Ave 10161 SW Jefferson Ave Portland,OR 97223 Tigard,OR 97223 • • Vien Vo&Cam Van Nguyen Michael Mills&A Beverly 10181 SW Jefferson Ave 10211 SW Jefferson Ave Tigard,OR 97223 Tigard,OR 97223 Brett Weinel Shirley&Wood Rowe 8950 SW Locust St C&Chapman Judy Tigard,OR 97223 1027 SW Grover St Portland,OR 97201 BESLEY PROPERTIES INC Garry Vallaster 9900 SW Greenburg Rd 711 SW Alder St Portland,OR 97223 Portland,OR 97205 Joice Gossett Booth Steven Aschenbrenner 10250 SW 87th Ave 5425 SW Lombard Ave Portland,OR 97223 Beaverton,OR 97005 METZGER PARK CONDO&UNIT OWNERS OREGON COMMUNITY FOUNDATION THE 8959 SW Barbur Blvd 621 SW Morrison St#725 Portland,OR 97219 Portland,OR 97205 TIGARD CITY OF WESTON INVESTMENT COMPANY 13125 SW Hall Blvd 2134 NE Broadway St Tigard,OR 97223 Portland,OR 97232 NEIGHBORHOOD MEETING FOR MODEL HOME/OFFICE OCTOBER 15, 1998 6:30 PM THE FOLLOWING PEOPLE ATTENDED THE MEETING: Steve Turner 8835 SW Canyon Lane #408 Portland, OR (503) 291-9398 MEETING MINUTES: No neighbors showed up to the neighborhood meeting. THESE MINUTES WERE RECORDED OCTOBER 15, 1998 BETWEEN THE HOURS OF 6:30 AND 7:00 PM. ALL PRESENT PARTIES WERE AWARE OF THE RECORDING. Thank You, (441/A--- Matt Wellner Land Tech, Inc. • r r' OCT-01-98 THU 12:26 F -►I 1+ )3++293++0744 P.01 .rte'° ��'� ,t 4.il� r • 11/1f, , ` ' 8835 SW CANYON LANE ,~ SUITE 402 �4,1* ,, PORTLAND, OR 97225 PHONE:(503)291-9398 FAX: (503)291-1813 s CIVIL ENGINEERING-SUBDIVISION PLANNING 8 DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING September 25, 1998 Dear Interested Party: Land Tech,Inc. is representing the owner of the property located at 1S135AA 40C)or at SW 876. and Locust in Tigard.We are considering proposing construction of one(1)office building on this location. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: OCTOBER 15tb, 1998 CITY OF TIGARD TOWNHALL ROOM 13125 SW HALL BOULEVARD TIGARD,OR. 97223 6:30 p.m. Please note this will be an informational meeting on preliminary plans. These plans may be altered prior the submittal of the application to the City. We look forward to more specifically discussing th• .roposal with you. Please call me at 291-9398 if you have any questions. 10/1/98 Sincerel WE WILL NOT BE GOING TO THIS MEETING , "/ - BUT WE WANT TO WISH YOU LUCK. WE � 14,e CERTAINLY HAVE NO OBJECTIONS TO YOUR th A. Farmer BUILDING A NEW BUILDING. IT WILL BE A GOOD ADDITION TO THE AREA. Land Specialist/Planner MARGARET JOtiANNE S HALL PLAZA, 10120 SW HALL BLVD 1 s gcz, Y-4 oc--/ v Iti e � ,► , Inc. , „,.....,r , ,,,,, , _ ,,,,;,,„ _ ,....Nifr c ■4" 8835 SW CANYON LANE ��. `�� SUITE 402 PORTLAND, OR 97225 PHONE: (503)291-9398 FAX: (503)291-1613 CIVIL ENGINEERING-SUBDIVISION PLANNING&DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING September 25, 1998 Dear Interested Party: Land Tech, Inc. is representing the owner of the property located at 1S135AA 400 or at SW 87th and Locust in Tigard. We are considering proposing construction of one (1)office building on this location. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: OCTOBER 15th, 1998 CITY OF TIGARD TOWNHALL ROOM 13125 SW HALL BOULEVARD TIGARD, OR. 97223 6:30 p.m. Please note this will be an informational meeting on preliminary plans. These plans may be altered prior the submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Please call me at 291-9398 if you have any questions. Sincerel �/ I 41.,%44--t-e---N----- vi 'th A. Farmer Land Specialist/Planner E F- G H c � roS GOLF Gf�L`RSC , ... rx€wir I�tl2rssy DR "!" `, .^ e a , sw et:, fix. ra`�� 1,. r N Sd� its' .1: IE �� a �h 7 ai L II ;,_ iti i t o © ,c, �' : f swl [ARAM ar2/ ST A � r ct �° "��x �: is r°.i}ss`f t' •n FLORENCE . ...` LNG/,. Sk4 .A # z f ,, _ t\ '''J._ N to, ,4'-d iii== ?€t Ei}#3i: �1 t3 a� _..- ,: u"'s. �r._ 4.1�i..a. F. :> tf tx SUIIFS ft ,j7„ i1,,T i'AP _t '644* ..Y. sn 9 r'A _t'a 9 t e • 4. �.. iL)try o ,, zz=L,€...':`°t ,t:.t t Ski a TAYLORS FERRY , RD A A. s v) II w SW B71Vt C> s c= 0. �4s3 € s •n,A �Y a rus t 1.+ Sj ""� ?�i5 so.dING7taY sx �, IRC ST , `- °",'.p.-- ., 4 �`sill $ 'PING CENTER S1 � $ s o, $ F t4 ;r rn f�F �9J0 75Q(t9N RGtt �, CC ST Cn4rE2 [ C+Z`j ........ z :" iry 1911 _ Th�V i ST { 3d its „ p 1 {'� "* I Q� '�ni Vf ("4/./ ,'� � S� `i' z�S�3 4 � � .>V,:: N- 91 t1D £ 10 �T .� —» 70 .. RARE i tl t r,. CRF'r.C.tiT SW li,' W N e i LEI-MAN S.T.ST _ ` , . ,. ST • t Ct:, ° „ ct� ... �",CORRAL STS SW LARCH .tV • „::„„0„-.:.:::::.. LANDAU ENT vtnm s� csp IA, „Ass-monsimmili. `, WASHIPNGTO S SW LI1( ST ST '' ��' _......._, „ c� 57 1:3\\'',-� 6> f.'1a jV, < 8 ` 8000 3 r1 ] • r 7 ”` .A , °, mApmEAF ST . .' ;' �y ? . ' G L �a c hAL ! : i 14' ;i tom' �a {�,= r J� 2, i ce` 9000 ,� {=,.� u L 2 € P� F r -.rf 15w � t.. sw rxaRra ,s ty PL ' } F < -.< ".' .... „Ay: ' . „...,„...7,,,.,..:,;....ct- ;44.... ,.., .„ : : --' ':. IEG[fc .l �S y y� 81 NORT t AK4'�A -� �t ST + /'} Cr E i ---,= x au' �g y 79➢Y V s�< rte. ; 1--- r , •, 1034 09 t = , i� {. i.�,, €� v, m rags' soap � a r ,. W • r M,, ,, V!GiAi "j ' th1O /,-.., , - E OF OREGON } SS P _,qty of Washington • `1 tsi OREGON TITLE I, Jerry R anima rire0tor of Assess- ment and Taxation Ex-Officio County P Y • Clerk for said county0lo hereby Certify that • • the within instrument of writing was received and recorded in -OW of records•of said county. , ; ,.;, r r F After Recording, Return to „ \\'- ',,:.STEVEN R. TURNER ' , > . °� ti.'s 8680 sw Alyssa Lane yy '��,.' •` 4 ' Portland, OR 97225 Hanson, erector of essment and-Taxation,Ex- Officio County Clerk W Until a change is reweste , tax statements • shall be sent to the following address: Doc 9 5 0 8113 7 sane as above R e c t: 153695 63 . 00 11/03/1995 02: 15: 39PM STAILTIORY WARRANTY DEED • (Individual)W Above•Sp. dae'Re_ ,rved.far Recrder's•Us.e ) 1CHARLES L. BRAWAND and CHARLES L. BRAWAND, Trustee of The Brawand Family Preservation Trust ttp„1 ccnveys and warrants to IX STEVEN R. 'TURNER dba S.R. Turner Ccnstruotion the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein: (Continued) Tax Account Number(s): 1S135AA 00400 #R0270780 This p.- Y is free of encumbrances,°s, r.,.0 P: The subject property lies within the boundaries of the Unified Sewerage Agency and is subject to the levies and assessments thereof. Hit a WASHINGTON COUNTY r` °ii ,, REAL PROPERTY TRANSFER TAX •;" . --/. !' $c.5 00 //--3 -q..' • t FEE PAID DATE The true consideration for this conveyance is $25,000.00 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPER'T'Y DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE QTY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USER AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DA s day of November, 1995. / (1Q4uve-14.----, 0,4,--p-c-t■rt- 1 l'13 -17;; CHARLES L. :'• ►• * CHARLES L. BRAWAND, TRUSTEE STATE OF OREGON, COUNTY OF Washington)ss. A 'I The foregoing instrument was acknowledged before me this 2N4 day of Navenber, 1995, by CHARLES L. BRAWAND and CHARLES L. BRAWAN), Trust' of The Brawand Family Preservation Trust. J ��: •.' OFFICIAL SEAL Notary Public for II � ".''' : KRIS M. SPRINGER My CC[Irrii_SSiOn Expires: \ 1g I ' 1 "'" COMMISSION 0043974 MY COMMISSION EXPIRES JUNE 18,1999 Order NO. : 366539w /.-'&- STATUTORY WARRANTY DEED (CONTINUED) ..GAL DESCRIPTION (Continued) Order No. : 366539w A tract of land located in Section 35, Township 1 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: Beginning at a point 30 feet North and 6.3 feet North 89° 30' East 6.3 feet from the intersection of the Easterly line of the abandoned Oregon Electric Railway Company right of way with the North line of Lot 1, FIVE ACRES HOMES, being 60 feet West of the East line of the David C. Graham Donation Land Claim No. 52 in Section 35, Township 1 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Own; thence South parallel with the East line of said Claim, 82.25 feet to the North line of Locust Street East in the town of Metzger; thence West along the North line of said street to the Westerly line of said abandoned railway right of way; thence Northerly along said railway right of way line to a point South 89° 30' West of the point of beginning; theme North 89° 30' East to the point of beginning. I: -E I- G H • R• FS ,.��r -c•...� 9 . .:-Gi h� :,. �'U'1114V DR � / . _ ASHDALE DR f , sf N #llw�� .ik$ I� GOLF COURSE 3: GRE E Cr, ai LQ F t1d 4. ,,, a ' i^ +Si` ,r[q c? in Sa GihSE ( `i8 ?n. c(> RD � J r L Ai/ • € w. SY 934kZ G' S �t�'a a IA ��; ..... cld F E I r�Y1,2 b Y tiSt�INGTt?N IA�7 E �� C St •PING CENTER .:s7 RF T ST _ n $W F ;aarr „ 860© 20.1 75(3 . w, W WdPili ©ARG Sill . ;� 7910 a � � caz QUO cIZmur ` , ST drl ' r �.�<.r ,u: .a ttrelrrTh_ ua <� 71(3 1 300 s. ,. S ¢ �` � f3UIi0 r�fE � i 1¢ta ,•� . Sit BORDERS C -- -'� =wr -":;1'17:-:- 9100 ST '�® 7q0 1P,g�1RA 43 t tt'"''' G!?F SCENT S 1 EHMAN STS _ s.r � .: Cat 9210 '. > ¢ c; s. SW v� „,„/"4-.4 3 514 LARCH S t c i r CORRAL S qtr ! 34 �\ &, �'- SW LA FdDAU - E ST S' ,»,.. .0 :- �� 3 `s 44AsiIhtGTO SQl1 SW LCC1,ST ST '': a I r „a —, — '-"--.1 IT; "�'a'� '', '817) 41, P_ f o = i soon > �r- x s7' ;:',1... t ” Ca r: q t a t r. Ri = ate- {� r e�r T _ £ k'.: �L' ..:,'j i .4� s^ r-t f CO « '` ST to ) t (+7 fj_f "* > o.. ,,,,�.,m .r11� ST s SW O;. ` ...- t. kLAS j:- . .. M..i„ € 3 9(3(10 p ,. 2 liki , .„„,,..„. a►. . }. _ 1-----8(X)° A PINE ' f.. T I s,,: SW sit 1 1------;75°° r aao SP E SHADY 3 '• � i .,,�, ..,... .,..... ,,,.,,,.,.....: _..,, .. ..._..._. � .�.,. ..., ,,,,,, ,.„ .. Sh1 T€oRr! Ride sari � � A I l m.. 1 If ,J GSTAF � , a ' �..,,..„.1 NORT DAKOTA-7 ,,,,- .4 v-,31; , ',f p-; , Cr' ' '.-1 � 15 .' '103 J 1300 t ,d a j a "`*, CO m � c> � j 16 w .> SW p 1 - 8000 iLlW w ,<, €_.., • VlG.lvtir41 M 1 •:•.•:-'�.•:•:•:•' • 718'• * :4 • • / . a 28'X35.5' .• 1I 994 SF �s�,• 2� �0'• 'ST FLOOR ` 4/f• c. N •4. T" Q % lY �rc --• ^•-lyl I-- EXISTING H 3 7 r X AREA DRAIN p• TOP GRATE = 190.04' U aD 24" CCP = 187.24' g rn 3 in rn a J a 1 PROPOSED CB N . AREA DRAIN�� RIM = 187.74' o BUMPED 4 12" CCP = 185.29' m +� A. O �, 'Opp ( + 34.34' o SSA/H N 1.s � 3O� f b Foso RIM = 1Bd/5' +� �___ •191 4QC,, _�'' '�� 8" CCP = 177,17' o STS r �,4 • c FFT :::: " WA TER ANC 8 " WA TER"SS EX/SANG B "SS `��, X 4 ® 1 SS SS SS 0) SS SS ZI u 1a �E&�� SLAIN ..y./7 RIM = 187.50' 15' ry CB / 12" CCP = 185.08' c = 18832 E •' `• �/ 2" CCP = 184.72' / •„ '4 SSMN ■ L RIM = 19Q23' • .. n 8"CCP = 177.73' / v Ln v v to i c.D 3 0 i� PRE - APPLICATION CONFERENCE NOTES aOMypVtF. S-wl '"r""*"'"'''r` k ^f i :*s ' CITY OFTIGIUID • -43; , 1wE u Y. RE-44 ,� ' '1 C}! ,µ; 'UiIOr,T14AItD.01tGa01! =7 PPL CAT ON CON • ' OTES 7� [Pre-Application Meeting Notes areVa dforS i 161 onthsl A 4 y v NON-RESIDENTIAL PRE-APP.MTG.DATE: I 9 STAFF AT PRE-APP.: NTH! 13R APPLICANT: SR )Vrr1er Constf'r AGENT: Phone:[ l ,2 9 2" S2-0 Phone: [ I PROPERTY LOCATION: ADDRESS/GEN.LOCATION: /Vorf oP GocLiS,L (144,- 87/41 A/c TAX MAP[Sl/LOT#[Sl: /Sl 3S AA 7-41)( 101- y o o NECESSARY APPLICATION[Sl: S/ cvdo f�f �^2Cn�-' ReV�t�v /+� PROPOSAL DESCRIPTION: C.o0S`f iv el' q 20D orri kN.1;Jd, COMPREHENSIVE PLAN MAP DESIGNATION: IUt fqi► yr Jto o 1 ComAA.g,C (Iv - ZONING MAP DESIGNATION: N r C. C.LT.AREA s�- ct FACILITATOR: PHONE: [503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: So°' sq. ft. Average lot width: 50 ft. Maximum building height: 3s- ft. Setbacks: Front 6 ft. Side 00 ft. Rear 4,VZO ft. Corner 2 o ft. from street. MAXIMUM SITE COVERAGE: $5 % Minimum landscaped or natural vegetation area: /S %. [Refer to Code Section 18. 60.fl S O l / 20 F«I r�gc.,red �,• .. 4bc./�inq (isd/,,T4/ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS ` MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15- foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060-lots] CITY OF TIGARD Pre-Application Conference Notes Page 1 of 10 WONaosllootlal Asollcstloa/Plo.olo'OhMslo■Seale' SPECIAL SETBACKS > STREETS: feet from the centerline of • ESTABLISHED AREAS: feet from • > LOWER INTENSITY ZONES* feet, along the site's boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. [Refer to Code Section and 18.96] SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential e may be built to a height of 75 feet provided that: > A maximum building floor area to site area ratio_(EAR)-ofiT to 1 will exist; > All actual building setbacks will e-at leagthalf (y) of the building's height; and > The structure will not atuu a residential zoned district. ffte er to Code Section 18.98.020] �ARKI GN AND ACCESS - tf1JTRED parking for this type of use: / Per 35o/Z1 orjrass P/no sru _ Mgr S �t Shy, Parking SHOWN on preliminary plan(s): ( > . Sec Go.►,1•ncri4-S �/ SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: > Standard parking space dimensions: 8 feet, 8 inches x 18 feet. > Compact parking space dimensions: 8 feet x 15 feet. 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 18.106.020) 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. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: / Minimum access width: 30 . Minimum pavement width: aZy' All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: [Refer to Code Section 18.106 and 18.1081 CITY OF TIGARD Pre-Appgcatlon Conference Motes Page 2 0110 MIN-Iesldeetlel OMslee Section e et , jr) , p� Sr ALKWAY'BE DI LKWAYS 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 18.108.050] LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN E __ i 1,000 SQUARE FEET shall be provided with a loading space. The spaee--size and location shall be as approved by the City Engineer. fRefen° o e Section 18.106.070-090) LEAR VISION AR Tf-e—City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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 Section 18.1021 BUFFERING AND SCREENIN In order • INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only, be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. [Refer to Code Chapter 18.1001 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: s' feet along north boundary. - feet along east boundary. P feet along south boundary. ?..(:)7/0' 'y` feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING �D ' 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 18.100,18.106 and 18.1081 CITY OF TIGARD Pre-ApplcatIon Conference Notes Page 3 of 11 MOM-loslIootlsl Aspllcatla0Plaulo/Olvlslos Section �$iGNS ' 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 Section 18.1141 SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Section 18.841 STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report mu be submitted which addresses the approval standards of the Tigard Community Developme6t Code Section 18.84.040.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY[USAI BUFFER STANDARDS,R&0 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. j Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated co 'dor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 fe , except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated tor'ridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: > A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING 8 FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the oundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and CITY OF TIGARO Pre-Application Conference Notes Page 4 of 10 11011-Is Ideutlol 1, IIcitl.u/Hinolog OMsloa Section • D ' WATER QUALITY Fr-.�iLITIES may encroach into the vegetated corridor a maximum of 10 feet's with the approval of the Agency or City. Location of Vegetated Corridor: / IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots in nded for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a eparate 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 poli ' s of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable econom' use of property while establishing clear and objective standards to: protect significant we nds and streams; limit development in designated riparian corridors; maintain and enhance ter quality; maximize flood storage capacity; preserve native plant cover; minimize streambank osion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational a d educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS 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 "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEA NG 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 de FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBU ARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "Fl H-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in igard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. / Riparian Setback Area: This AREA IS MEASURED 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 with this chapter. The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. D. ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Refer to Code Section 18.85.01W CITY OF TIGARO Pre-Application Conference Notes Page 5 el11 NOW Issideatlel Noellcatlee/Plaaelaa OMslea Sectloe Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIV OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the pl ement of structures or impervious surfaces otherwise prohibited by this chapter, provided that ual or better protection for identified major stream resources is ensured through streamban estoration and/or enhancement of riparian vegetation in preserved portions of the riparian setb area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTIO e applicant must demonstrate that the riparian corridor was substantially disturbed at the • e this regulation was adopted. This determination must be based on the Vegetation udy required by Section 18.85.050.0 that demonstrates all of the following: • Native plant species currently cover'less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal 4'rative plant species; • That there will be no infringement into the 100-year floodplain; and • The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.85.1001 IEEE REMOVAL PLAN REQUIR MEN ' A—TRE THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.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 18.150.070.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 18.150.070.D. (Refer to Code Section 18.150.0251 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 11 NON-I•ildaatlal Mrllcatl.UMaaulai Mislay Waal ITIGATION PLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18150.010(DI • *IA* 1 he APPLICANT SHALL SUBMIT A NARRATIVE which rovides findings based on the applicable P 9 PP 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 Section 18.32) DE ECTIONS 18.80 _ 18.92 —18.102 ✓ 18.116 /-18.150 _ 18.84 _ 18.96 —18.106 x-18.120 18.160 _ 18.85 — 18.98 X18.108 _ 18.130 18.162 18.88 18.100 ✓ 18.114 e/ 18.134? .0 18.164 4PPACT SIUD1 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 Chapter 18.32,Section.0501 CITY OF MAO Pre-Application Conference Notes Page 1 01 11 MOIHuIdaatlalpplleatlaa/Plaaala/basin Seed's WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. [Refer to Code Chapter 18.32,Section.2501 EIGHBORH000 MEETI THE CANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the.--e‘-of of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain agprovaVreservation for any subdivision name. Applications will not be accepte omplete until the City receives the faxed confirmation of approval from the County of e Subdivision Name Reservation. [County Su eyor's Office: 503-648-88841 UI ILDINN PERMIT_ __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.) ECYCUi Aplicant 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 Section 18.1161 CITY OF TIGARD Pre-AppllcatIon Conference Notes Page 8 010 NON-Usld.nUal AppllcaUou/rIaaolug OMslop Saction ADDITIONAL CONCERNS OR COMMEN! /u' /o6K) j*. i rik°�' A p�4/t 9s to fossc Noy 441-- 4�1t �+, it'd G�'!� }fit/1 a� s Ate vstd� "TAsk to/c,t+o� wt[lbs bl col rf ` -L S�f-4ii $ ij QI • /51'41j MvsA- sst , 1 F ci 5C'c i' C o o' c i - • ' • p- . 11�t Mq r�yced f�vl'�. /�Cre4 5_c.c/l4n�sc ��if c.#1,‘ ef'�C 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), 81h" 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 10-20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard P/aneii,y (o,y.v/sr:o.--, . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. CITY OF TIGARD Pro-Application Conference Notes Page 9 of 10 NON-Issld.utlal*011wtluo/Ptsuntug OMslon Suctls■ PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Tvj,'q A/4141 l CITY OF TIGARb PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE 15031639-4171 FAX: 15031684-7297 E-MAIL (staff's first name)@CL.tlgard.orAS h:Veplalpatty\J•astars\pnapp-CJast [Englaeertie Sectloc masters\pnepp-c.eeol Updated: 26-M i-Ui CITY of TIGARD Pre-Application Conference Notes Page 10 of 10 KOM Is Ideotlal Mpllcstles/Plaanlu;UMsloa Sect1oa CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT . APPLICATION CHECKLIST AA"L CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: ,T,,l,'4 Date: 9-a y-9g 11 APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE I MARKED ITEMS II A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed 07 D) Applicant's statement E) Filing Fee No. of Copies /p $ .S-dea/,� DSITE-SPECIFIC MAPS)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE I MARKED ITEMS I! A) Site Information showing: No. of Copies !O 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 111/ 5. Locations of natural hazard areas including: a— (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground ° (d) Areas with high seasonal water table 0 0 (e) Areas with severe soil erosion potential 0 (1) Areas having severely weak foundation soils o 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats 2-- (b) Wetlands GI-- 7. Other site features: 9- (a) Rock outcroppings (b) Trees with 6" + caliper measured 4 feet from ground level rr 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources El- 10. Location of existing utilities and easements cY 11. Location of existing dedicated right-of-ways cam LAND USE APPLICATION/LIST PAGE 1 OF 5 B) Site Development Plan Indicating: No. of Copies ' 1. The proposed site and surrounding properties a-. 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension cff'' 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas d (c) Loading and services area a-- (d) Pedestrian and bicycle circulation (e) Outdoor common areas (f) Above ground utilities 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site c� (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions ta- 7. Sanitary sewer facilities a- 8. The location areas to be landscaped Giv 9. The location and type of outdoor lighting considering crime prevention techniques D 10. The location of mailboxes 1 1 . The location of all structures and their orientation 8. 12. Existing or proposed sewer reimbursement agreements C) Grading Plan Indicating: No. of Copies / The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines a--- (b) Slope ratios (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals ❑ (c) That all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLICATION./LIST PACE 2 OF 5 D) Architectural Dra, .gs Indicating: No. of Copies _ J` The site development plan proposal shall include: 1. Floor plans indicating the square footage of all structures C3' proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies /2? The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable rr 2. Location and height of fences, buffers and screenings �y 3. Location of terraces, decks, shelters, play areas, and common open spaces EV- 4. Location, type, size and species of existing and proposed plant materials c- 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet-1) inch north arr. and date ❑ 4. Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easement .nd other public ways within and adjacent to the parcel ❑ 6. Location of all permanent buildings o . d within 25 feet of all property lines ❑ 7. Location and width of all wat- courses ❑ 8. Location of any trees with', 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater • .n 25% ❑ 10. Location of ex' ng utilities and utility easements ❑ 11 . For major I. d partition which creates a public street: (a) T. - proposed right-of-way location and width ❑ (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. ny applicable deed restrictions ❑ 1-. Evidence that land partition will not preclude efficient future land division where applicable ❑ LANO USE APPLICATION I UST PAGE 3 OF 3 I) Subdivision Prelim .ti Plat Map and Data Indicating: No. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, devel. .er, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent subdivision or names of recorded o ners of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established benchm. at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, type and size of all the f% lowing (within and. adjacent to the proposed subdivision): (a) Public and private right-of-ways and •. ements a (b) Public and private sanitary and stor' sewer lines o (c) Domestic water mains including re hydrants a (d) Major power telephone trans sion lines (50,000 volts or greater) a (e) Watercourses a (f) Deed reservations for par •, open spaces, pathways and other land encumbrances a 10. Approximate plan and prof es of proposed sanitary and storm sewers with grades and pipe siz: indicated on the plans a 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves .nd fire hydrants a 12. Approximate center ne profiles showing the finished grade of all streets including street e ensions for a reasonable distance beyond the limits of the proposed su••ivision a 13. Scaled cross see ions of proposed street right-of-way(s) a 14. The location • all areas subject to inundation or storm water overflow a 15. Location, wi• h & direction of flow of all water courses & drainage-ways a 16. The propo •d lot configurations, approximate lot dimensions and lot numb, s. Where lots are to be used for purposes other than residen '.I, it shall be indicated upon such lots. a 17. The I. ation of all trees with a diameter 6 inches or greater measured at 4 fe: above ground level, and the location of proposed tree plantings a 18. Th- existing uses of the property, including the location of all structures . d the present uses of the structures, and a statement of which structures .re to remain after platting a 19. Supplemental information including: (a) Proposed deed restrictions (if any) a (b) Proof of property ownership a (c) A proposed plan for provision of subdivision improvements a 20. Existing natural features including rock outcroppings, wetlands & marsh areas 0 21 . If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application a LANO USE APPLICATION/UST PAGE 4 OF 5 J) Solar Access Calculations: ❑ K) Other Information No. of Copies ❑ h:VogintpattylmastersMtidist.mst • may 23,1995 LAND USE APPLICATION J LIST PACE 5 OF 5 • PRE—APPLICATION CONFERENCE NOTES ENGINEERING SECTION Q Community Deye1opment Shaping A Better Community 1'71 AA PUBLIC FACILITIES The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( ) to - \ feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline.—\\( )_ to feet from centerline. Street improvements: (!r \\, AL._ street improvements will be necessary along * ■! L C - S( Ste. , to i clude: ❑ feet of pavement ❑ conc -te curb t - r� ❑ storm s- ers and other underground utilities � s°' Et ' -fo. concrete sidewalk ['street trees ❑ street signs, traffic •ntrgl-devices, streetlights and a two-year streetlight fee. 1V-Ak/eviki /4412.4,1 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section ( ' ) stre( iprovements will be necessary aloe , • to include: ❑ feet of pavement ❑ con ete curb ❑ storms wers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along , to include: feet of pavement \ p ❑ ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ] concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee` (--) Section 18.164.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW ST. . Prior to cc-<_L.i= , 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 str€ nprovements or other necessary I is 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 owne to execute non-remonstrance agreement which waives the property owner's right to remo rate against the fo ation of a local improvement district. The following street improvements may be eligible for such an ag ement: (1.) . (2.) . Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located mac., -r s A,-#E) , ti, 6Lv3 r /2/w. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to �� P 6%-l- saus1 . 74 c 2 t ev.-/ 'J•` i v 4`I _ . Water Supply:1 The �A-L.-. \)P1/4L.x_ Vi Die-scr—lc-r - Phone:(503) 1"5 "3�.5 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. • I Avari.ii? - S,� /✓ IM/-.f a/> A 2 ' 17 A ,O6c„sQST/2 - A • 5,6m( s-rueiv R-a,.l 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 TIGARD Pre-Application Conference Notes Page 3 016 Engineering Department Section to pay a.fee in-lieu of con Sting an on-site facility provided s :fic 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: ( L-r- Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. 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 Agreer t (CAP). This permit covers mor( tensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503.639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS F[ JBDIVISIONS 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: �— Rt.-- 9/ ENGINEERING DEPARTMENT STAFF Phone: [5031639-4171 Fax: [5031 684-7297 h\patty\masters\preapp.eng (Master section:preapp-r.mst) 01-Sept-98 CITY OF TIMARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section o7 ,$- 2b2 (4.0 / • '� �2Z1iiv >9 1 a 9� c3 j `Lc3 .M'S 9,1601-7 v� 0/25 <2(. %55-9'7./40' L?nf njtryg / I -" -- �� art I Wes'l -17k- - .....-_--,--=2.---4- .14 .....m..BE., ..-4- �t,-- • -.ls a s---n-)01 -M'� 1r.S _.. -1 2,n:.' _ V .........„ `1-1dM9 - - - ( ciA6 1a7O/ c ZZ c I . _ (1) X65 1,17 1 .r Y in z N. , -' )-1-)_ _ _, \(` \ 1 • LL-62.. i % _ - ip 00271 I / , / P° . f. R L-62- -1,1/4/4) #-V) / r\ (-) -. / i...56PIIR / .4` ?, z.''' ‘ / 9 '. a�, `' may! X ge / n}y(. r , ../ , ,, .g_2_, i . t___„,.,,,. ....v., ,i, , / () / P . :7, ..;,......, ... .7 •- •,<7-1e..46ii? /v 0 * .n.mailw. - * 5ZOS,.. 4290.41 / rSY) CP1?-0010-ki 0017-4,1 .1=4- 107 .1-- .WC PRE-APPLICATION CONFERENCE 411, CHECKLIST j!I� City of Tigard 1. Applications should be received preferably, a minimum of one week prior to scheduling on the Pre-App calendar (with exceptions, as approved, by Mark or Will). 2. The application is usually a plan (2 copies) and should contain the following information: A. Name, address, and telephone number of the applicant and agent if applicable. B. Site plan showing the proposed lot and/or building layout, drawn to scale. The location of the property in relation to the nearest street(s), location(s) of driveway(s) on the property and across the street are helpful in providing a more accurate assessment of issues. C. The proposed use(s). D. Tax Map(s) and Lot Number(s). E. Current owner of the property, if not the applicant. F. Topographic information with contour lines if possible. G. If the pre-application conference is for a monopole project, the applicant must attach a copy and proof with an affadavit of mailing that the Co-location letter Protocol was completed. NOTE: If the above criteria is addressed, then a pre-application conference can be scheduled within 1-2 weeks on a Tuesday or Thursday morning, between the hours of 9:00-11:00, on a first come, first served basis. EFFECTIVE 7/1/96: $240.00 PRE-APPLICATION CONFERENCE FEE ilcurpin\dick\preapp.chl '\ /j - N` 05/28/96 11:32:05 AM ( 1 I U ' r Pre-Apps (CD Meetings) septemtiert9�3s ..::. .....::: :.: . ; .._ S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, September 24, 1998 8:00 8:30 9:00 9:30 10:00 SR'.Turhe :eon Loeustt87fih 4 T 00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 8:00 9:30AM Wednesday,September 16, 1998 ADDITIONAL DOCUMENTS DATE: C PLANS CHECK NO. PROJECT TITLE: COUNTYWIDE TRAFFIC IMPACT FEE WORKSHEET APPLICANT. (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE: TAX MAP NO.: SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 189.00 BUSINESS AND COMMERCIAL $ 48.00 �,c. / // / OFFICE $ 174.00 INDUSTRIAL $ 182.00 INSTITUTIONAL $ 79.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY DEFER TO OCCUPANCY LAND USE CATEGORY D€SCRIPTION OF USE WEEKDAY AVG. WEEKEND AVG.TRIP RATE TRIP RATE ' / BASIS: Gt./ 741. • c; � •CALCULATIONS: ! !F - ✓!:P si-c:.<._a: /i3 ��;•� Z Lc,� !` O 9 rJ G Y /6. 3 L . _ r ' • �/ �� °� ! PROJECT TRIP GENERATION: FEE FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: t^' r`4- dr% mss+ � `ROAD AMT.: �y �J r • " TRANSIT AMT.: �/ / ` 3 PREPARED BY: �y. /7/ I:TIFWKST.DOC (DST) EFF: 07-01-98 CITY OF TIGARD DEVELOPMENT SERVICES 13125 SW Hall Blvd., Tigard,OR 97223(503)639-4171 lMP0RTANT PERMIT NOTICE RE: P].an Check # G' _ el STEVEN TURNER 8835 SW CANYON LANE, *402 PO BOX 25216 PORTLAND OR 97225 Parcel • 1 S 135AA--@x400 Site Address : 08719 SW LOCUST ST Subdivision. : TOWN OF METZGER Block Lot : Jurisdiction: WAC Zoning. . . . . . . R-4. 5 . Remarks : Site work for a new model office/home. I This letter is to confirm receipt of your Site Work or Building permit appli- cation which has been forwarded to the plans examiner today for review. As a reminder, the associate land use case (s) is/are : , Please be aware you are responsible for satisfying the conditions of the land 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 site work or building permit will NOT be issued without approval from the engineering and planning departments. If you have any questions regarding this notice, please contact me directly at 639-4171 for further clarification. Sincerely, 441'1. /1 velopment Services Technician cc: Building De r•tment anninq Department Engineering Department �•�.-�,�� fit•<,.�•»