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SDR1998-00013 SDR98 - 00013 NISHI - STRATTNER PROFESSIONAL OFFICE NOTICE OF DECISION SITE DEVELOPMENT REVIEW[SDR) 98-0013 ,t. awl NISHI—STRATTNER PROFESSIONAL OFFICE Com'unityDevelopment Shaping (Better Community 120 DAYS = 3/8/99 SECTION I. APPLICATION SUMMARY FILE NAME: NISHI-STRATTNER PROFESSIONAL OFFICE CASE NO.: Site Development Review (SDR) 98-0013 PROPOSAL: The applicant has requested Site Development Review approval to convert the use of an existing single-family dwelling to a professional office. APPLICANT: Triangle Properties, LLC OWNER: Jeff Taylor 7420 SW Hunziker Rd., Suite C 7505 SW Beveland Street Tigard, OR 97223 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed use employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB, Tax Lot 01609. The site is located at the northeast corner of SW Beveland Street and SW Hermoso Way. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters in effect prior to the 11/26/98 Community Development Code Revision: 18.32, 18.67, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has 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 98-0013--NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 1 OF 18 CONDITIONS OF APPROVAL 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 . The applicant shall submit a revised site plan for review and approval. The revised plan shall show a 10-foot buffer area between the driveway and the east property line. The driveway must continue to meet the minimum access width requirements of Section 18.108 discussed later in this report. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 2. The revised site plan must also show a reconfigured parking lot that does not encroach into the 20-foot east property line buffer area. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 3. The revised site plan shall also include the location of the bicycle rack as described in the applicant's narrative materials. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 4. The applicant shall submit a parking lot tree plan identifying designated "parking lot trees". The plan must either demonstrate that the desired canopy effect will be achieved with existing and proposed landscape trees without the addition of landscape islands or include at least 2 landscape islands, each containing 1 parking lot tree of a species and location selected to provide a canopy effect at maturity. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 5. A tree plan must be submitted for review and approval. The plan must identify and catalogue every tree on the property on a map and note it's size, whether or not it is significant or diseased or hazardous and whether the tree will be removed or protected. The plan must calculate the total caliper inches of significant trees on the site and the total caliper inches of significant trees to be removed. Based on the percentage of significant trees to be removed, the mitigation requirement may be calculated based on TMC 18.150.025.2 and 18.150.070.D. The plan must explain how and where mitigation will be achieved and how the trees that are to be saved will be protected during and after development activities. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 6. A detailed lighting plan shall be provided for Police Department review and approval. Staff Contact: Jim Wolf, Police Department (639-6168). 7. Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 8. 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. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 2 OF 18 9. Additional right-of-way shall be dedicated to the Public along the frontage of SW Hermoso Way to increase the right-of-way to 30 feet from the centerline. In addition, the right-of-way radius at the intersection of SW Hermoso Way and Beveland SW Street will need to be modified appropriately. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 10. The applicant shall construct a half-street improvement along the frontage of SW Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; and K. driveway apron. 11. The applicant shall construct a half-street improvement along the frontage of SW Hermoso Way. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; and K. driveway apron. 12. If the applicant/property owner can demonstrate that the proposed on-site sanitary sewer disposal system is approved by the Washington County Health Department and DEQ, the City will allow the payment of a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site, and it shall apply to the site frontage of SW Beveland Street only. The fee shall be paid prior to issuance of the site and/or building permit. 13. The applicant shall provide an on-site water quality/detention facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 3 OF 18 14. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 15. Following construction of the public improvements to SW Beveland and SW Hermoso Way, the applicant shall request a Planning Division inspection to confirm that the street tree standards and Vision Clearance Standards are met. The applicant shall then submit a street tree plan for approval and entry into the permanent record showing the approved location of both existing and newly planted street trees. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 16. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 17. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 18. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality/detention facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality/detention facility is in compliance with the design and specifications of same. Staff Contact: Hap Watkins, Building Division. 19. The applicant shall either place the existing overhead utility lines along SW Beveland Street and SW Hermoso Way 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 $7,150 and it shall be paid prior to a final building inspection. SECTION III. BACKGROUND INFORMATION Site History: The property is developed with a single-family residence. A search of City records indicates that there are no previous land use approvals granted for the site. Vicinity Information: The property is located at the northeast corner of the intersection of SW Beveland Street and SW Hermoso Way in the Tigard Triangle. The property is currently developed with a single-family dwelling and is located within an established single-family residential neighborhood. This area of the Tigard Triangle was rezoned Mixed Use Employment (MUE) as part of a planning process for the future development of the Tigard Triangle. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 4 OF 18 Site Information and Proposal Description: The subject property is approximately 16,000 square feet in size and, as noted above, is developed with a single-family dwelling. The applicant proposes a change of use from residential to commercial in order to operate a suite of professional offices. The applicant intends to retain the existing exterior configuration and appearance of the structure for the most part and to modify the site in order to provide parking. The applicant also proposes to dedicate the necessary right-of- way and construct the necessary street improvements along the property frontage to bring SW Beveland and SW Hermoso Way up to Tigard Triangle local street standards. NOTE: This application was submitted on August 21, 1998, before the effective date of the revised Tigard Community Development Code. Therefore, pursuant to ORS 227.178(3), the proposal has been reviewed for compliance with the applicable code standards in effect at the time of submittal. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Section 18.120.180 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. 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. The applicant has provided an Impact Study as part of the application submittal. The impact study identifies the anticipated impacts of the development and services. Because of the nature of the proposed use, these impacts are mostly limited to storm water and transportation impacts. The proposed site development will add impervious surface area to the site for a driveway and parking area and in the adjacent right-of-ways. The impact of the transportation system is from an anticipated increase in vehicle trips to the site from approximately 10 trips per day (for a single- family dwelling) to approximately 39.14 trips (as per the ITE manual). Storm drainage impacts are addressed later in this decision under Street and Utility Improvement Standards. The site has frontage on SW Beveland Street and SW Single-family. 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. Neither of these streets are a collector or arterial street and, therefore, the cost of the street improvements is not reviewed for proportionality. 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 to a development shall be improved in accordance with City standards. Therefore, streets meeting City standards must be provided in conjunction with all development that abuts NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 5 OF 18 public right-of-way. Development within the Tigard Triangle must provide street improvements as required in the Triangle Design Standards. The applicant's proposal includes the provision of street improvements along both abutting right-of-ways as described later in this decision. Right-of-way dedication is required as part of this proposal to provide the necessary right-of-way width. The following analysis addresses the proportionality of the required right-of-way dedication associated with this project. The analysis is based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 . According to the study, Traffic Impact Fees (TIF) are expected to recapture 32% of the cost of the traffic impact of development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $174. The total TIF calculated for a residential conversion to a psychologist's office is $5,070 (39.14 trips - 10 trips credited for residence x $174). The applicant will dedicate an additional 10 feet of right-of-way along the site's 150-foot SW Hermoso Way frontage (approximately 1,500 square feet). Based on the City's CIP budget for purchases of property for street ROW, property is assessed at $3 per square foot. Assuming a cost of$3 per square foot, it is estimated that the total value of the dedication of SW Hermoso Way may be approximately $4,500 (1,500sq. ft. x $3). As noted above, upon completion of this development, the applicant will be required to pay a TIF of approximately $5,070. Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is approximately $15,843 ($5,070 divided by 0.32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $5,070 the unmitigated impact can be valued at $10,773. Given these estimates, the dedication requirement meets the rough proportionality standard since the unmitigated impact exceeds the value of dedication by $6, 273. The cost of the street improvements is not reviewed for proportionality, as the requirement to have access to a commercial site from an approved street is necessary to meet the minimum City standards for pedestrian-vehicular safety and drainage. Because all development requires use of the public street network, and the traffic impact fee does not cover local streets, the requirement to improve adjacent local streets is each property's proportional share of a neighborhood's contribution to a safe and functional local street network. To not improve the streets to code standards would mean that the project would not meet the approval standards and, therefore, would have to be denied. The street improvement and dedication requirements are discussed in this decision under Street and Utility Improvements Standards. PROVISIONS AND REGULATIONS OF UNDERLYING ZONE: The MUE zone states that the dimensional requirements for all commercial use types shall be the same as the C-G district (Section 18.62.050). Section 18.62.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15% landscaping. The site plan indicates that the property is approximately 150 feet x 110 feet, which exceeds the 50- foot minimum lot width requirement. The applicant's narrative includes site area calculations that indicate that the proposed landscape area is approximately 10,000 square feet, or 62.5% of the site. Therefore, the dimensional standards of the underlying zone are satisfied. The MUE zone states that the maximum Floor Area Ratio (FAR) for all commercial and industrial use types shall not exceed 0.40. The site plan and the applicant's narrative indicate that the total site area is approximately 16,000 square feet and that the total proposed floor area of the new office use would be approximately 2,400 square feet. The Floor Area Ratio for the site is, therefore, 0.15 — less than the 0.40 maximum. Therefore, this standard is satisfied. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 6 OF 18 Setbacks: Section 18.62.050 states that no front, side, or rear yard setback is required except a 20 foot side and rear yard setback is required where the zone abuts a residential zoning district. The maximum building height is 45 feet. No new structure is proposed at this time; the applicant proposes to utilize an existing structure for the new use. The subject property is surrounded by property zoned MUE which, although it allows residential uses, is classified as a commercial zone. Therefore, no setback standards apply to this proposal. Further, because an existing structure is to be utilized, the maximum building height standard does not apply. Therefore, this standard is not applicable. Tigard Triangle Design Standards: Section 18.67. Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments, including remodeling and renovation projects resulting in non single-family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. BECAUSE THE PROPOSAL INVOLVES AN EXISTING STRUCTURE, THE FOLLOWING DESIGN STANDARDS DO NOT APPLY: Site Design Standards including building placement, building setback, front yard setback design; and Building Design Standards including ground floor windows, building facades, weather protection, building materials, roofs and roof-lines, and roof-mounted equipment. THE FOLLOWING DESIGN STANDARDS ARE APPLICABLE TO THIS DEVELOPMENT: Site Design Standards: A six-foot wide scored concrete or modular paving walkway is required between a building's entrance and a public street or accessway. The applicant's revised plans (dated 1/4/99) indicate that a walkway is proposed between the building's entrance and the proposed sidewalk on SW Hermoso Way. The Paving Plan (Sheet #2) indicates that the walkway will be 6 feet wide and made of concrete, as the code requires. Therefore, this standard is satisfied. Street Connectivity: All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 7 OF 18 Design Option: A. Local street spacing shall provide public street connections at intervals of no more than 660 feet. B. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: A. Local street spacing shall occur at intervals of no less than eight street intersections per mile. B. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. C. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The subject property is located east of Highway 217, on SW Beveland Street. The street is a cul- de-sac because of the restricted access to Hwy 217. The site is located at the corner of SW Hermoso Way and this intersection is within 660 feet of SW 72nd Avenue to the east. This satisfies part A. of the Design Option, above. There are no bike and pedestrian connections between the site and SW 72nd Avenue, however, SW Hermoso Way, a north-south connection with SW Beveland Street, turns east-west within 330 feet of the site, providing a right-of-way connection for pedestrian and bike traffic. FINDING: The subject property is located at the intersection of two right-of ways and meets the above design option to the north and east. Connectivity is constrained by parcelization and HWY 217 to the south and west. While additional connections may be required in the future on other properties in the vicinity, because of its small size and location abutting 2 intersecting right-of-ways, development of the subject property as proposed will not preclude future connections. Therefore, this standard is satisfied. Site Design Standards: Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50 percent of the street frontage, and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street. All yards abutting a public street shall be landscaped to an L-1 Landscape Standard. The parking location standard applies only to newly constructed buildings. Since the applicant proposes to utilize an existing structure, the parking location standard does not apply. This section also sets out landscaping requirements for side and rear yards. The subject property has public street frontage on SW Beveland Street and SW Hermoso Way and thus, these yards require landscaping to L1 Standards under the requirements of this section. However, as noted below under Landscaping and Screening, the L1 Landscaping Standards defer to the general landscaping standards of TMC 18.100 for landscaping abutting local streets. L2 Landscaping, as proposed by the applicant throughout the project, also defers to TMC 18.100 but includes several more specific requirements. Therefore, the L2 Landscaping proposed by the applicant throughout the project meets or exceeds this criterion. Signs: In addition to the requirements of Chapter 18.114 of the Development Code the following standards shall be met: NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 8 OF 18 Zoning District Regulations: non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.114.130 D). Sign Area Limits: The maximum sign area limits found in 18.114.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant proposes one sign, 8-feet x 1 feet, 4-inches. The site plan indicates that the sign would be mounted on a proposed 3-foot-high cedar fence located between the parking lot and the southwest corner of the subject property. The proposed sign fits the code definition of a freestanding sign since it is mounted on a freestanding frame (in this case, the proposed fence). Freestanding signs up to 32 square feet per face are allowed under the applicable C-P zoning district regulations. The applicant's proposed sign would be approximately 10.64 square feet in size and under 3 feet high. Therefore, this standard is satisfied. Landscaping And Screening: Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100, Landscaping and Screening shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 1/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100, Landscaping and Screening shall apply. Trees shall be provided at a minimum 2 1/2-inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. As noted earlier in this decision, because the site is on a local street, the L-1 and L-2 landscape standards defer to the planting standards of Chapter 18.100. These standards are discussed later in this decision under the applicable Chapter heading. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 9 OF 18 PROVISIONS OF DEVELOPMENT CODE CHAPTERS Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, 18.164, 18.67 (MUE Standards and Tigard Triangle Design Standards). The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the following Code Chapters which are also listed under Section 18.120.180.A.1: 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), or 18.144 (Accessory Use and Structures). These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. Landscaping and Screening (18.100 and 18.120): Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.4(A) states that buffering shall be provided between different types of land uses. The site is surrounded on all sides by property zoned MUE. Existing single-family residences characterize land use in the immediate vicinity. Since the site is located on a corner lot, adjoining uses abut only to the north and east. Both abutting lots contain single-family residences, an allowed use in the MUE zoning district. The purpose of the buffering and screening requirement is to separate and screen different types of uses. The proposed change of use to commercial requires that the new use be buffered and screened from the adjacent residential uses. The code requires a 20- foot buffer with screening between commercial -professional (C-P) uses and single-family detached uses. The following landscaping is required for buffers as per Section 18.100.080: At least one (1) row of trees, no less than ten (10) feet high for deciduous trees or five (5) feet for evergreen trees at time of planting; at least ten (10), five (5)-gallon shrubs or 20, one (1)-gallon shrubs per 1000 square feet of required buffer area; and the remaining area must be planted in lawn, groundcover, or bark mulch. In addition, one (1) of the following screening methods is required: A hedge of narrow or broad leaf evergreen shrubs which forms a four (4)-foot high continuous shrub within two (2) years; an earthen berm planted with evergreen materials which forms a continuous screen six (6) feet in height within two (2) years; or a five (5)-foot or taller fence or wall to provide a continuous sight obscuring screen. The applicant has indicated in the site plan and narrative that the required 20-foot buffer will be provided along the north property line. Specifically, the site plan indicates that the northeast corner of the existing building is located approximately 33 feet from the north property line and the patio approximately 26 feet away. Along the eastern boundary, the required buffer is not provided. The existing house is located only 13 feet from the property line, and the patio is approximately 11 feet away. The code provides that only utilities, sidewalks, screening, bikeways and landscaping may be located within buffer areas. The applicant has stated that the required buffer cannot be met because of the location of the existing building and the proposed location of the access drive. Staff concurs that the location of the building, which would remain on the site, precludes provision of a continuous 20-foot-wide buffer area along the east property line. Location of the driveway within 9 feet of the east property line has clearly been designed to preserve trees located in the southern portion of the site. Section 18.050.045.A.6 provides for a reduction of setback standards of up to 50% when trees will be preserved as a result. Relocation of the driveway to the SW Hermoso Way frontage could cause confusion for emergency response personnel since the property has a SW Beveland street address. Staff finds that relocation of the driveway is, therefore, not desirable and that reduction of the buffer area to 10 feet in order to preserve trees would be consistent with development code provisions. Condition of Approval #1 requires that the applicant submit a revised site plan for review and approval that indicates a 10-foot buffer area between the driveway and the east property line. The driveway must continue to meet the minimum access width requirements of Section 18.108 discussed later in this report. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 10 OF 18 Staff does not concur with the applicant on the necessity of reducing the buffer due to location of required parking on the site. The applicant proposes 15 parking spaces where only 12 are required. Reduction of the size of the parking lot by just 2 spaces (the 2 located furthest east on the site) would increase the buffer width to the required 20 feet. The only infringement into the east buffer area (assuming a reduced buffer width at the driveway entrance) would then be the existing house and patio. Condition of Approval #2 requires that the applicant revise the site pan to move the parking lot out of the 20-foot buffer area. Staff finds that because the house is an existing condition, infringement into the buffer area is not contrary to the provisions of the development code. Pursuant to TMC 18.100.070.C, where reduction of the buffer is proposed, a detailed buffer-area landscaping plan must be approved. The plan must demonstrate how the same degree of buffering and screening will be provided. The applicant's landscape plan indicates that landscaping within the required buffer areas will include an existing 8-foot-high Arbor Vitae hedge along the north and east property lines. The hedge exceeds the requirement of this section to provide a 4-foot-high screen and is also fully mature. The landscaping plan, therefore, satisfies the requirement for additional landscaping and screening in the area of reduced buffer width. FINDING: Based on the above analysis, staff finds that the buffering and screening requirements apply to the north and east property lines and that the requirement is met outright along the north boundary. The infringement of the existing structure into the east buffer area is acceptable since the house is a pre-existing condition and the 8-foot hedge provides an additional level of screening than is required by the Code. The buffer area adjacent to the access point may be reduced to 10 feet since this will preserve trees, however, the applicant must modify the site plan and move the driveway 1-foot to the west to comply with the reduced buffer. A reduction of the buffer area for an oversize parking lot is not justifiable, however, and the modified site plan must also reduce the size of the parking lot so as to stay out of the 20-foot buffer. These changes are conditions of this land use approval and must be satisfied before any permits are issued. Therefore, the standards of this section are either met outright or will be satisfied as conditioned. 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 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 every 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 noted above, the applicant proposes to retain the existing 8-foot-high Arbor Vitae hedge around the north and east property lines. The landscape plan also proposes new plantings of shrubs and trees, in combination with existing vegetation around all sides of the parking lot. Creative landscaping treatments in the southwest corner of the site, abutting the right-of-way intersection, in conjunction with a 3-foot cedar fence appear adequate to screen the parking lot from view while providing sufficient visibility for public safety and corner vision clearance. The landscape plan does not show any parking lot trees. Although several existing and proposed trees are provided around the periphery of the parking lot, the applicant has not provided sufficient materials for staff to make a determination that this standard is met. This standard clearly states that parking lot trees are to be provided in landscape islands, on the basis of 1 for every 7 parking spaces, and in order to provide a canopy effect. While the proposed trees may satisfy the numeric standard, none are provided in a landscape island. Staff believes that the intent of the standard is to provide a vegetated canopy and that landscape islands area a typical way (but not the only way) to achieve this effect. However, the applicant has not shown how the proposed trees will provide a canopy effect without the need for landscape islands within the parking lot. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 11 OF 18 Condition of Approval #4 requires that the applicant submit a parking lot tree plan identifying designated "parking lot trees" and indicating how the desired canopy effect will be achieved without addition of landscape islands. The condition further states that if staff finds that the canopy effect cannot be achieved under the existing plan, a revised site plan to include 2 landscape islands, each containing 1 parking lot tree will have to be approved prior to issuance of site or building permits. Compliance with the condition of approval will ensure that this standard is met. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). Tigard Triangle Design Standards (which supersede all other code provisions) call for street trees spaced at 22 feet on center. Street trees on local streets must have a minimum 25-foot branching and be placed between the sidewalk and curb. Southwest Beveland Street and SW Hermoso Way are both classified as local streets. The applicant's site plan and landscaping plan shows a number of mature trees along the west and south perimeter of the property. Most of these trees are within the ultimate right-of-way and many are proposed to remain as street trees. The applicant's arborist has attempted to predict which trees may be impacted by road and sidewalk construction and which may be saved as street trees. Staff finds that if existing trees can be preserved during construction and if they meet the minimum branching requirements of the code, they may be counted as street trees. Additional street trees may be required in order to meet the minimum spacing requirement. In order to ensure full compliance with this standard, Condition of Approval #5 requires that, following construction of the public improvements to SW Beveland and SW Hermoso Way the applicant shall request a Planning Division inspection to confirm that the street tree standards are met. The applicant shall then submit a street- tree plan for approval and entry into the permanent record showing the approved location of both existing and newly planted street trees. Compliance with the condition of approval will be required prior to issuance of a certificate of occupancy and thereby, ensure that this criterion is satisfied. Vision 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 distant points with a straight line. The subject property includes 2 Vision Clearance Areas: 1 at the intersection of SW Beveland and SW Hermoso Way right-of-ways and 1 at the intersection of the proposed driveway with SW Beveland. The site plan indicates that no obstructions over 3 feet high (except trees) will be located within either Vision Clearance Triangle. The applicant must remove tree branches below 8 feet for all trees within the Vision Clearance Triangle. Compliance with this latter requirement will be ensured at the time of the street tree inspection required by Condition of Approval #5. Off-Street Parking and Loading (18.106) - Minimum off-street parking: This section requires one (1) parking space per 200 square feet of gross floor area for professional office uses. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 12 OF 18 The existing structure has a total area of 2,400 square feet. Based on the above requirement, a total of 12 parking spaces are required. The applicant has indicated that 15 parking spaces will be provided, 3 more than the minimum standard. Therefore, this criterion is met. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle rack parking space for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because the site has between 1 and 15 parking spaces, one (1) bicycle parking space is required. The applicant has indicated in a narrative statement that a bicycle space will be installed to the west of the building's entrance adjacent to the walkway. This standard is, therefore, met although the bicycle space is not clearly shown on the site plan. Condition of Approval #3 requires that the revised site plan also include the location of the bicycle rack. Access, Egress and Circulation (18.108): Section 18.108.080 requires that commercial and industrial uses which require 0-99 parking spaces provide at least 1 access with a minimum width of 30 feet and a minimum pavement width of 24 feet. Less that 99 parking spaces are proposed, therefore, one (1), 30-foot-wide access is required, with 24 feet of pavement width. The applicant's plan shows a 30-foot-wide access and a 24-foot-wide paved driveway to the parking lot. Therefore, this standard is met. Signs (18.114 ): Section 18.114.130(D) lists the type of allowable signs and sign area permitted in the C-G Zone. The Signs provisions of the Tigard Triangle Design Standards, which were discussed previously in this decision, supersede this provision. Therefore, this standard does not apply. Tree Removal (18.150) Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12-inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As noted earlier in this report, there are a number of mature trees on the subject property. The majority of these trees are located along the west and south property lines and may be impacted by the proposed street improvements and sidewalk construction as well as, the on-site improvements for access and parking areas. The applicant has submitted an arborist's report that identifies the significant trees in a narrative and attempts to predict the probable impact of the proposed development activities. This section requires that any trees over 12-inch caliper that are proposed for removal be mitigated. Although the arborist's report does identify significant trees, the applicant has not submitted a tree plan as required by this section. Condition of Approval #15 requires that the applicant submit a tree plan for review and approval by the Planning Division. The plan must identify and catalogue every tree on the property on a map and note it's size, whether or not it is significant or diseased or hazardous and whether the tree will be removed or protected. The plan must calculate the total caliper inches of significant trees on the site and the total caliper inches of significant trees to be NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 13 OF 18 removed. Based on the percentage of significant trees to be removed, the mitigation requirement may be calculated based on TMC 18.150.025.2 and 18.150.070.D. The plan must explain how and where mitigation will be achieved and how the trees that are to be saved will be protected during and after development activities. This will be a condition of engineering permits for public improvement work. Compliance with the condition of approval will, therefore, ensure that this standard is fully met. Street And Utility Improvement Standards (18.164): Streets: TDC 18.164.030(E) states that street ROW widths shall not be less than what is specified in the TDC. In addition, the Tigard Triangle Standards (TTS) state that in addition to Development Code standards, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. This site lies adjacent to SW Beveland Street and SW Hermoso Way, both of which are classified as local streets in the Tigard Triangle Design Standards (TTDS). That roadway classification requires a 60-foot right-of-way (ROW). At present, there is 60 feet of ROW on SW Beveland Street, but only 50 feet on Hermoso Way. The applicant has stated that they will dedicate additional ROW on Hermoso Way to provide 30 feet from centerline to meet TTDS standards. In addition to this, the ROW radius at the intersection will need to be modified accordingly. Both streets were improved as a part of the Hermoso Park subdivision, but the existing improvements do not meet the TTDS. Therefore, the applicant will be required to upgrade both streets in accordance with the TTDS. The applicant's plan indicates that they will construct the street improvements as a part of their project. Water: This site lies within the Tualatin Valley Water District's (TVWD) service area. The existing house is presently served from this water system. Sanitary Sewer: The closest public sanitary line is located west of this site adjacent to the Highway 217 ROW, which is approximately 600 feet away. The City Council, when adopting the TTDS, stated that if public sewer lines are over 300 feet away from a development, and if the developer can demonstrate that an onsite sewage disposal system is functioning adequately and meets Washington County Health Department and DEQ standards, the developer will have an option of paying a fee in-lieu of extending the public sewer line. There is an existing onsite septic system that is properly functioning for the current residential use. However, the applicant has learned that the septic system will not be approved once the paving for the required parking area is completed. The applicant has stated that they plan to install an onsite seepage trench sewage disposal system and will pay the fee in-lieu on this project. Prior to issuance of the building permit, the applicant will need to demonstrate that the proposed onsite system is approved by the Washington County Health Department and DEQ. The fee in-lieu will be calculated by the City Engineer and shall be paid prior to issuance of a building permit. Storm Drainage: This site slopes toward the southwest. There is an existing public storm drainage line in SW Beveland Street that will serve to pick up the additional drainage from this site. The developer's engineer submitted a report that indicates the proposed water quality pond will sufficiently detain the incremental increase in storm water runoff. No offsite drainage improvements are necessary. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 14 OF 18 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards: In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 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 Beveland Street and SW Hermoso Way. 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 total frontage along this site is approximately 260 lineal feet; therefore the fee would be $ 7,150. ADDITIONAL SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.120.180(A)(2) through 18.120.180(A)(17) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.120.180.3 Exterior Elevations); 18.120.180.5 Privacy and Noise); 18.120.180.6 Private Outdoor Areas: Residential Use); 18.120.180.7 Shared Outdoor Recreation Areas: Residential Use); 18.120.180.8 100-year floodplain); and 18.120.180.9 Demarcation of Spaces). NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 15 OF 18 The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.120.180.11 Access and Circulation); 18.120.180.13 Parking); 18.120.180.14 Landscaping); 18.120.180.15 Drainage); and 18.120.180.17 Signs). Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6)-inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposal is to change the use of an existing structure. No buildings will be added or expanded, therefore, this standard is not applicable. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The applicant has not provided information on lighting, therefore, staff cannot determine if this standard has been satisfied. Condition of Approval #7 requires that the applicant submit a detailed lighting plan for review and approval by the Tigard Police Department. Compliance with this condition of approval will ensure that this standard is met. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking space if 1 to 25 parking spaces are provided. This proposal indicates that one (1) accessible parking space will be provided. The ADA requirements for accessible parking requires that at least one (1) parking space be van accessible. The space proposed meets the van accessible requirements of a nine (9)-foot space with an eight (8)- foot aisle. Therefore, this standard is met. SECTION V: OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: • Provide and comply with change of use alternate (copy to applicant); • Cannot asphalt over septic and/or drain field — show location; • All roof drains must be tight-piped to storm system; • Provide a fire hydrant within 250' of most remote exterior wall; and • New stairway shall meet accessibility requirements. The City of Tigard Police Department has reviewed the application and provided the following comment: • Request detailed lighting plan. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 16 OF 18 • SECTION VI. AGENCY COMMENTS Tualatin Valley Water District has reviewed the application and provided the following comment: • 3 sets of plans for approval with indication of type of office space. Medical facilities require reduced pressure type back-flow device at meter. • Contact Stu Davis with questions; GTE has reviewed the application and provided the following comments: • Developer to provide conduit for entrance cable per GTE specs; and • Developer to pay for relocation of any existing facilities. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered the following comments: Sanitary Sewer: The development shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. The septic holding tank is not approved and no pumping is allowed. 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 service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality: Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. All roof drains are to go into the water quality facility and not bypass the system. Sensitive Area: A "sensitive area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The creek, wetland/sensitive area shall be identified on plans. Division of State Lands/Corps of Engineers: A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. Staff Response: Staff has considered the above comments from USA as part of this review process. Local knowledge of development in the area and site visits indicate that the potential sensitive area does not exist on this site. PGE, TCI Cablevision, US West and NW Natural Gas have all reviewed the proposal and offered no comments or objections. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 17 OF 18 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 21, 1999 THE DECISION SHALL BE FINAL ON MONDAY FEBRUARY 1, 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 form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON FEBRUARY 1, 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. -,0� �' January 21, 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner delliF411 January 21, 1999 APPROVED BY: Richard Be -r• •orff DATE Planning Manager I:\cu rpl n\mj r\sd r\sd r98-13.dec.d oc NOTICE OF DECISION SDR 98-0013—NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 18 OF 18 CITY OF BARD PLANNING L JISION A 1 — { ...ins I. r -.1 �aM Uz•h2 d �I =IS1YIMw fileataito ( l i 11114010E17 10 74 I—bNCE/Slc5N ELEVATION / N N N N ''��; NO N n • ` .';} •// 210 ;, "., :.I 3, I' .EXIST PAT• CONC MALR1l� ,...• 'II I: ki .■ 11110114. _ I ,:rt,',::'',P�irr' �'• � tae I 3• MS 1:1:5CTba: 1 ,Y'a ' �'1 EXIST BUILDING FROM ROfiAZ1tg 2l 4 ,' 0 � a��1t1,,i F.F. ELEV. 210.05 UPPE• • 'LO TRUNCATHj-�E•.'', u`r� i .11rr1, ��I�y F.F. 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IME-'' - :• HALT-STRE.E T.: • 'AUIN(j:4:'O�°•; NEM INLET .. ...... 1$ H R MP, TACT IL CONC P ITT OF TIGA•0 M OUTLET STRUCTURE RELOCATE EXIST CURB CUT 6 APRON WATER METER PER CITY OF TIGARD NEW MANHOLE NEM INLET NEM 6' CONC SIOEMALK NEM CURB 6 GUTTER PER CITY OF TIGARO PER CITY OF TIGARD CASE NOES)8,CASE NAMEISI: .— I SITE PLAN SDR 98-0013 Nishi-Strattner EXHIBIT MAP Professional Office Tom CITY of TIGARD • GEOGRAPHIC INFORMATION SYSTEM I mil- VICINITY MAP IS ■ DARTMOUTH ST SDR 9 Nishi-Strattner SUBJECT rum Professional I PARCEL iim dI,1i111.k-i ME= . Office , HER 111 Ma MOS O \ .•NKLIN ill 8EV E SAND sr ■ ■ � • ST I n ... • GONZAGA ST M I N 0 100 200 300 400 500 Feet sr 1'•387 feet • SW ------- HAMPTON A, €1111 ` City of Tigard 11 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)839-4171 httpNwww.ci.tigard.dr.us Community Development Plot date:Sep 28,1998;C:lmagic MAGICO2.APR REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: January 19, 1999 TO: Mark J. Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 98-0013, Nishi-Strattner Professional Office Description: This request is for the conversion of a single-family residence to a commercial professional office building. The site is located at 7505 SW Beveland Street (WCTM 2S1 01AB, Tax Lot 1609). Findings: 1. Streets: TDC 18.164.030(E) states that street ROW widths shall not be less than what is specified in the TDC. In addition, the Tigard Triangle Standards (TTS) state that in addition to Development Code standards, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. This site lies adjacent to SW Beveland Street and SW Hermoso Way, both of which are classified as local streets in the Tigard Triangle Design Standards (TTDS). That roadway classification requires a 60-foot right-of- way (ROW). At present, there is 60 feet of ROW on SW Beveland Street, but only 50 feet on Hermoso Way. The applicant has stated that they will dedicate additional ROW on Hermoso Way to provide 30 feet from centerline to meet TTDS standards. In addition to this, the ROW radius at the intersection will need to be modified accordingly. Both streets were improved as a part of the Hermoso Park subdivision, but the existing improvements do not meet the TTDS. Therefore, the applicant will be required to upgrade both streets in accordance with the TTDS. The applicant's plan indicates that they will construct the street improvements as a part of their project. ENGINEERING COMMENTS SDR 98-0013 Nishi-Strattner Office PAGE 1 2. Water: This site lies within the Tualatin Valley Water District's (TVWD) service area. The existing house is presently served from this water system. 3. Sanitary Sewer: The closest public sanitary line is located west of this site adjacent to the Highway 217 ROW, which is approximately 600 feet away. The City Council, when adopting the TTDS, stated that if public sewer lines are over 300 feet away from a development, and if the developer can demonstrate that an onsite sewage disposal system is functioning adequately and meets Washington County Health Department and DEQ standards, the developer will have an option of paying a fee in-lieu of extending the public sewer line. There is an existing onsite septic system that is properly functioning for the current residential use. However, the applicant has learned that the septic system will not be approved once the paving for the required parking area is completed. The applicant has stated that they plan to install an onsite seepage trench sewage disposal system and will pay the fee in-lieu on this project. Prior to issuance of the building permit, the applicant will need to demonstrate that the proposed onsite system is approved by the Washington County Health Department and DEQ. The fee in-lieu will be calculated by the City Engineer and shall be paid prior to issuance of a building permit. 4. Storm Drainage: This site slopes toward the southwest. There is an existing public storm drainage line in SW Beveland Street that will serve to pick up the additional drainage from this site. The developer's engineer submitted a report that indicates the proposed water quality pond will sufficiently detain the incremental increase in storm water runoff. No offsite drainage improvements are necessary. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in ENGINEERING COMMENTS SDR 98-0013 Nishi-Strattner Office PAGE 2 keeping the facility maintained through the year. Prior to issuance of a building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 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 Beveland Street and SW Hermoso Way. 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 total frontage along this site is approximately 260 lineal feet; therefore the fee would be $ 7,150.00. ENGINEERING COMMENTS SDR 98-0013 Nishi-Strattner Office PAGE 3 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 building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW Hermoso Way to increase the right-of-way to 30 feet from the centerline. In addition, the right-of-way radius at the intersection of Hermoso Way and Beveland Street will need to be modified appropriately The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct a half-street improvement along the frontage of SW Beveland Street. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 18 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. concrete curb, or curb and gutter as needed d. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff ENGINEERING COMMENTS SDR 98-0013 Nishi-Strattner Office PAGE 4 e. 6 foot concrete sidewalk f. street trees spaced per TTDS requirements g. street striping h. streetlights as determined by the City Engineer underground utilities j. street signs k. driveway apron 5. The applicant shall construct a half-street improvement along the frontage of SW Hermoso Way. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 18 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. concrete curb, or curb and gutter as needed d. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff e. 6 foot concrete sidewalk f. street trees spaced per TTDS requirements g. street striping h. streetlights as determined by the City Engineer underground utilities j. street signs k. driveway apron 6. If the applicant/property owner can demonstrate that the proposed onsite sanitary sewer disposal system is approved by the Washington County Health Department and DEQ, the City will allow the payment of a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site, and it shall apply to the site frontage of SW Beveland Street only. The fee shall be paid prior to issuance of the site and/or building permit. 7. The applicant shall provide an on-site water quality/detention facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. ENGINEERING COMMENTS SDR 98-0013 Nishi-Strattner Office PAGE 5 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 9. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 10. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 11. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality/detention facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality/detention facility is in compliance with the design and specifications of same. Staff Contact: Hap Watkins, Building Division. 12. The applicant shall either place the existing overhead utility lines along SW Beveland Street and SW Hermoso Way 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 $ 7,150.00 and it shall be paid prior to final building inspection. i s\eng\bnanr\comments\sdr98-0013.bdr.doc ENGINEERING COMMENTS SDR 98-0013 Nishi-Strattner Office PAGE 6 REQUEST FOR COMMENTS CITY TIGARD Community(Development RECEIVED PLANNING Shaping A'Better Community DATE: September 30,1998 OCT 0 2 1998 TO: David Scott,Building Official co OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner 1x4071 Phone:[5031639-4171 Fax:[5031684-7297 RE: SITE DEVELOPMENT REVIEW(SDR)98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: fro vl'tie aPui r t� ;�i� f P L 7r L er a ) ( 1y —4.7t� eAavNo ?" A-ff A • - J-p+, c a► j or I7r'.i►; f�l e 1I - 5 oi✓ L oc4 fe ALL Pt99or c/ra ,fi r # r r3+, ryr��&. e" 6'1 a e et f J.$. LL. irk I . 5`0 ' o f ?- ,r t r, v P.etr riot (,,rell, /reto ffulY wily f4G 11 MX[- 7 e, /lr..ffl h) ), 7 1 iytA ,r ►.,ten V ►► (Please provide the fodowing information)Name of Personal Commenting: N , I Phone Number[sl: .c 1 SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS 2 • 5fewarf 6oidon SfrauS Archifecf 1532 5W Jefferson Street Poriland, Oregon 97201 Phone; (50. ) 224-7510 Pax; (50. )224-7208 E-mail; sc, e. piretech,com I"I FI1OP ANDUI"l Date: August 20, 1998 To: City of Tigard From: Stewart Re: Site Development Review Application Narrative—7505 SW Beveland GENERAL The applicant proposes to convert an existing residence to use as a suite of professional offices. The existing exterior configuration and appearance of the structure will be retained essentially without modification, except that the entrance will be relocated from the intermediate stair landing to the lower floor. The site will be modified by addition of parking and a half-street improvement along Beveland. While the proposal intends to meet the intent of all applicable development criteria, it is understood that the unique location and presence of a considerable number of mature fir trees along both the Beveland and Hermosa rights-of-way will mitigate those features that are not in strict compliance with the criteria. Property tax map designation: 2S101 AB—01609 Zoning designation: Mixed Use Employment (MUE) LOT COVERAGE, SETBACKS plst Maximum floor area ratio (FAR) for commercial use is 40%; proposed floor area is 2,400 sf on a site of 16,000 sf, or 15%. Maximum building coverage is 85%; proposed coverage is 1,200 sf on 16,000 sf, or 7.5%. Minimum landscape area is 15%; proposed landscape coverage is 10,000 sf of $ . 16, 000 sf site, or 62.5%. Setbacks required are zero at entire perimeter, except 20 feet at north and east as required for buffering. This is not possible at the east side due to the fact that the existing house already violates the 20 foot requirement. The required fry-A6 parking also cannot be provided without violating this 20 foot requirement due to the unique characteristics of the site. It is understood that a lesser buffering width will be allowed if mitigated with landscape screening equivalent to what would be provided in the 20 foot wide buffer width; the proposal provides for \f‘r)cel41)^i such landscape screening. REQUEST FOR COMMENTS CITY OF TIIGARD Community rDeveCopment Shaping Better Community DATE: September 30,1998 TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x407) Phone:15031639-4171 Fax:15031684-7297 RE: SITE DEVELOPMENT REVIEW MDR)98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12. 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: Co..PTkvr- Sr+•v Idf4 JIs f eS2." II D-DS 3 SET s o F pia•rs fait Pr IV t i fF L. .1.45/ a *-11:4 414cT?A i dF Tw`e R r� (Z #t+•44 n a..E 4�4 L. Q�.�. r(Lep 1 r Ate're . .(' "� j 9 1 (P&ase provide the foCCouing information)Name of Persons]Commenting: ,,444,v I Phone Number(s): 141—. 51,Z'5 SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY TIIGARD Community tDeve(opment ShapingA(Better Community DATE: September 30,1998 TO: Pat McGann,TCI Cablevision of Oregon FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner 1x4011 Phone:(5031639-4171 Fax:(5031684-7297 RE: SITE DEVELOPMENT REVIEW[SDRI 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: (Tase provide the fotrauring information)Name of Persontsl Commenting: Lr�, �c1e5-, o�� I Phone Numhertsl: /SU 3) `p 5-�- SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community cDevefopment RECEIVED PLANNING Shaping Better Community DATE: September 30,1998 OCT 0 2 1998 TO: Nadine Smith,Advanced Planning Supervisor CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x401) Phone:[5031 639-4171 Fax:[5031684-7297 RE: SITE DEVELOPMENT REVIEW(SDR)98-0013 NISNI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: w . J � V ►► (Please provide the forfcrwing information)Name of Persontsl Commenting: iatAi Phone Number's]: 1 SDR 98-0013 NISNI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS • f ad REQUEST FOR COMMENTS CITY o TIIGARD Community(Development RECEIVED¢TI SIN BetterCommunity DATE epember 30,1998 OCT 01 1998 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x4071 Phone:[5031 639-4171 Fax:[5031 684-7297 RE: SITE DEVELOPMENT REVIEW[SDR)98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: Rao\ t \� ^�� pNot4N 4'404° 6' (Please provide the fof awing information)Name of Person's]Commenting: ao„\\k I Phone Numher[sl: ztct, SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAUREQUEST FOR COMMENTS . • . REQUEST FOR COMMENTS CI O TIGARD ��;mmunity�UeveCopment RECEIVED PLANgdPing l Better Community DATE: September 30,1998 OCT 0 0 1998 CIN OF TIGARD TO: Michael Miller,Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x407) Phone:[5031 639-4171 Fax:[5031684-7291 RE: SITE DEVELOPMENT REVIEW[SDRI 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: /OE OF /?ctin- IJATE , S12, /CC E (,ONTA CX �L�+4 v .I , a-ri.I 4;1' , (P1 ase provide the foltawing information)Name of Person[sl Commenting: Phone Numberfsl: v SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY� IGARD OF &Community cDevelopment RECEIVED F't '11N�etterCommunity DATE: September 30,1998 OCT 0 d 1998 TO: Brian Moore,PGE Service Design Consultant CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner 1x4011 Phone:[5031 639-4171 Fax:[5031 684-7297 RE: SITE DEVELOPMENT REVIEW ISORT 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: I - 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12. 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: (Tease provide the foltawing information)Name of Person[sl Commenting: `gyp i„n,a I Phone Number[sl: et-_;10 ZSACX, I SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS '± CITY OF TIGARD Community Dew Copment Shaping)l Wetter Community DATE: September 30,1998 TO: Lori Dorney,US West Communications FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x407) Phone:(5031 639-4171 Fax:[5031 684-7297 RE: SITE DEVELOPMENT REVIEW(SDR]98-0013 ➢ NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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. v� Written comments provided below: (Please provide the fofaun'ng information)Name of Persons)Commenting: I Phone Number(s): SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAUREQUEST FOR COMMENTS 44, REQUEST FOR COMMENTS C� TIGARD Community cDevethpment Shaping j4 Better Community RECEIVED PLANNING DATE: September 30,1998 TO: Elaine Self,GTE OCT 4 6 1998 G1Sy OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x4071 Phone:[5031639-4171 Fax [5031684-7297 RE: SITE DEVELOPMENT REVIEW[SDR]98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: 1111 • A II .! •'AL ■ ! ��� i� 'ice _ V pp (Please provide the fodowing information)Name of Person[sl Commenting: / I Phone Number[sl: `` _ , SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS •t REQUEST FOR COMMENTS CITY OFTI�GARD Community Development Shaping A Getter Community DATE: September 30,1998 v �TO: Julia Huffman,USA/SWM Program �i i , OCT 1 15 � d FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hapluk,Associate Planner[x4011 Phone:[5031 639-4171 Fax:[5031 684-1291 RE: SITE DEVELOPMENT REVIEW[SDR198-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: A C-V C/N 6 [J_ (�() (Please provide the forrawilw information)Name of Person[sl Commenting: /4)'/Id I Phone Numbertsl: - SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS Urril4‘ UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: October 13, 1998 TO: Julia Powell Hajduk, City of Tigard FROM: Julia Huffman, USA J 1 SUBJECT: Nishi-Strattner Professional Office, SDR 98-0013 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. * The septic holding tank is no approved, and no pumping is allowed. 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. * All roof drains are to go into the water quality facility and not bypass the system. 155 North First Avenue,Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 1t . .. October 13, 1998 Julia Powell Hajduk, City of Tigard Nishi-Strattner Professional Office Page 2 SENSITIVE AREA A "Sensitive Area" exists (may exist). 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NNW wit 1 / / ...iiiia,7,rillgil 11116r,, , . ;-!- '. . / 11 \ i / )6=, -1).1),;:):;,...e, t i '..'.'..'.,), ,.`,)y)))4), - { 1 II r FA 4r) - )).), or • .. . . „.. ,, \ ) , ,,„),'":::„,,- No .... . A k \ \ Ida— stlior ,,,:,,,,.. ,44,:i..-PA , 4,.., F.3j* f :,' 1 ''',,,,k. , N , -- „ Ilk Fr° ..4.iWilli . '•.:`,,,,,,;,,,`,--- 1 • . •0 .4.0,( , , r . ,..,• , ..,.... ..__ . N N - . . ..,),) ).''l / r , i ),......,,,...„..„, , -- ,.. . ...x.....:;:i.,... . \ , 111,14'.4 ':1•/- '' ,i0 - N eic t I N \ -\,,,-'',,..-,..-..,-:.,:.-„.,. , REQUEST FOR COMMENTS I CITY TIGARD Community Development Shaping,4(Better Community DATE: September 30,1998 TO: Lori Dorney,US West Communications FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Halduk,Associate Planner(x407) Phone:15031 639-4171 Fax:(5031 684-7297 RE: SITE DEVELOPMENT REVIEW[SDR)98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12. 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: (rPlease provide the foffowing information)Name of Persons)Commenting: X, I Phone Number(s): J L SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS • REQUEST FOR COMMENTS CI O TIIGARD Community(Development Shaping (Better Community DATE: September 30,1998 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x407) Phone:(5031639-4171 Fax:[5031684-7291 RE: SITE DEVELOPMENT REVIEW ISDRJ 98-0013 ➢ NISHI-STRATTNER PROFESSIONAL OFFICE < A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 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: (MONDAY - OCTOBER 12, 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: • (P/Tease provide the fo&wing it formation)Name of Person(s)Commenting: Phone Number(s): SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS 'REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS I CIYArea:ICI[B(SI ow CITIZEN INVOLVEMENT TEAMS lal Place for WOW inubraryCtiBoats] FILE NOISI.: SD k. II) - i FILE NAMEISI: jAvj h, -.57/-1 t- CITY OFFICES ✓ADVANCED PLANNING/Nadine Smith,Planning Supervisor COMMUNITY DVLPMNT.DEPT./D.1,r svoii 1.chmcan. _POLICE DEPT./Jim Wolf,cr1m.Pr.,,atona ce, .--BUILDING DIV./David Scott,Bmidingonkia _ENGINEERING DEPT./Brian Rager,wipmnt Review Engineer _WATER DEPT./Michael Miller,opera.Manager CITY ADMINISTRATION/Cathy Wheatley,cnyReco,der _OPERATIONS DEPT./John Roy,Properly _OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.N_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,Neighbrhd coon. 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,cromn Management Coordinator _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: Renee Ferrera _ODOT,REGION 1 * _ Brent Curtis(CPAs) PO Box 3621 Sonya Kazen,evipmt Rev word _ Scott King(CPA's) —CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders _ Mike Borreson(Engineer) David Knowles,Planning Bureau Do Portland,OR 97209-4037 _ Jim Tice(ie, ) Portland Building 106, Rm. 1002 _OREGON,DEPT.OF ENVIRON.QUALITY _ Tom Harry(Curren Pi Apps) 1120 SW Fifth Avenue 811 SW Sixth Avenue ODOT,REGION 1 -DISTRICT 2A * _ Phil Healy(currern Pi.Apps) Portland,OR 97204 Portland,OR 97204 Jane Estes,Remit specialist _ Sr.Cartographer(crwzcA-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 _TCI 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 Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Wilsonville,OR 97070 Portland,OR 97201 Beaverton,OR 97006-4886 L I M:IA A LE C P NY _PORTLAND WESTERN R/R _1RI-MET TRANSIT DVLPMT. r . t• _NW NATURAL GAS COMPANY Steve Myhr,Region Manager Michael Kiser,Project Planner 4�� ' :ri. oo Scott Palmer Catellus Property Management 710 NE Holladay Street e: •n, �'�9 220 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: OR030546 (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 • - I1401CArts AUrOMAr/C IHOVIFICAr1OM IF WIV HIM 2160. OF TM sUBJKCr PROPCRFY FOR A/Mrf'/ALL CITY PROJSCrs. (PROnCT'LAMER 15 RtspONSJlLC FQR IMDICATIMC DAArltS TO NOTIFY/ h:\patty\masters\dcnotice.mst 16-Jan-98 i 1 COY Ur i Ic.4ARD 01/21/99 °' ' ---1°* 13125 S.W. Hall Blvd. C �• ;��G GAF? �. • or Tigard Qmon 97223 JAN21'99 ,A. ,," lk.,,,P -- i 0 .5 5 , 4 ii, 0 R P�AiETrR c /! 83E.:;996 U.S.POSTAGE •q■ V , ,-; . ' 2S101AC-01900 ' . t �I`V WASHINGTON COUNTY SCHOOL 12615SW72NDAVE \\ TIGARD,OR 97223 \ 'IL615 97233U67 1697 1 01/23/99 K ,k= HWAHD TIME EXP F!1N TO SE P L LEWIS SCHOOL 161 5 5W 1315T AVE TIGARD OR 97224-2129 �. `J RETURN TO SENDER 1 \ ) W-) 't N. \ • • 41,, AFFIDAVIT OF MAILING CITY Of TIGARD Community'Development ShapingA Better Community STATE OF OREGON ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City ofTigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: i ❑ AMENDED NOTICE (File No/Name Reference) • City of Tigard Planning Director E3 NOTICE OF DECISION FOR: i'SDR 98-0013/NISHI-STRATTNER PROFESSIONAL OFFICES AMENDED NOTICE (File No./Name Reference) 0 City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: li• / AMENDED NOTICE (File No./Name Reference) (Date of Pcbhc Neanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER NO FOR: AMENDED NOTICE (Fde No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: (Type/KGnd of Notice) FOR: v_ 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 NOTICES) of which is attached, marked. Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", on the 21st day of January,1999, and deposited in the United States Mail on the 21st day of January,1999, postage repaid. e ____, I - , t' <- / (Person that Prep.red N.tice) _ Subscribed and sworn/a ' �I ' ff rr�ned before me on the ,-�;_� day of , 19_,/,/�. A ii f•"Z, OFFICIAL SEAL '!' ) /1. ;/ f o�� (x.....-r DIANE M JELDERKS I n ' T p i g I I I ' I ' .�/ NOTARY PUBLIC-OREGON . ;.or COMMISSION NO.046142 My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07.1999 EXHIBIT A 1 NICE ramie Z 9 s � C m y 120 DAYS = 318199 SECTION I. APPLICATION SUMMARY FILE NAME: NISHI STRATTNER PROFESSIONAL OFFICE CASE NO.: Site Development Review (SDR) 98-0013 PROPOSAL: The applicant has requested Site Development Review approval to convert the use of an existing single-family dwelling to a professional office. APPLICANT: Triangle Properties, LLC OWNER: Jeff Taylor 7420 SW Hunziker Rd., Suite C 7505 SW Beveland Street Tigard, OR 97223 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed use employment district to provide opportunities for employment and for new business and pprofessional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB, Tax Lot 01609. The site is located at the northeast corner of ,1„, Beveland Street and SW Hermoso Way. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters in effect prior to the 11/26/98 Community Development Code Revision: 18.32, 18.67, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. SECTION II. DECISION is h ereb i r€ �. ' I 'nett ��S donee has A `'sq• T kt xt �Yap� The findi � � � t1s-5 fC�1 the,,.� d�sla is �. ..a i'.�f on IV. NOTICE OF DECISION SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 1 OF 18 CONDITIONS OF APPROVAL 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. The applicant shall submit a revised site plan for review and approval. The revised plan shall show a 10-foot buffer area between the driveway and the east property line. The driveway must continue to meet the minimum access width requirements of Section 18.108 discussed later in this report. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 2. The revised site plan must also show a reconfigured parking lot that does not encroach into the 20-foot east property line buffer area. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 3. The revised site plan shall also include the location of the bicycle rack as described in the applicant's narrative materials. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 4. The applicant shall submit a parking lot tree plan identifying designated "parking lot trees". The plan must either demonstrate that the desired canopy effect will be achieved with existing and proposed landscape trees without the addition of landscape islands or include at least 2 landscape islands, each containing 1 parking lot tree of a species and location selected to provide a canopy effect at maturity. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 5. A tree plan must be submitted for review and approval. The plan must identify and catalogue every tree on the property on a map and note it's size, whether or not it is significant or diseased or hazardous and whether the tree will be removed or protected. The plan must calculate the total caliper inches of significant trees on the site and the total caliper inches of significant trees to be removed. Based on the percentage of significant trees to be removed, the mitigation requirement may be calculated based on TMC 18.150.025.2 and 18.150.070.D. The plan must explain how and where mitigation will be achieved and how the trees that are to be saved will be protected during and after development activities. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 6. A detailed lighting plan shall be provided for Police Department review and approval. Staff Contact: Jim Wolf, Police Department (639-6168). 7. Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 8. 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. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 2 OF 18 9. Additional right-of-way shall be dedicated to the Public along the frontage of SW Hermoso Way to increase the right-of-way to 30 feet from the centerline. In addition, the right-of-way radius at the intersection of SW Hermoso Way and Beveland SW Street will need to be modified appropriately. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 10. The applicant shall construct a half-street improvement along the frontage of SW Beveland Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; and K. driveway apron. 11. The applicant shall construct a half-street improvement along the frontage of SW Hermoso Way. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees spaced per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; and K. driveway apron. 12. If the applicant/property owner can demonstrate that the proposed on-site sanitary sewer disposal system is approved by the Washington County Health Department and DEQ, the City will allow the payment of a fee in-lieu of constructing off-site sanitary sewer improvements for the site. The fee will be based on an engineer's estimate of the cost to extend public sanitary sewer to the area surrounding the site, and it shall apply to the site frontage of SW Beveland Street only. The fee shall be paid prior to issuance of the site and/or building permit. 13. The applicant shall provide an on-site water quality/detention facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 3 OF 18 14. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING a NDITI 9 NS SF LLBE:SATISFIED '. , PRIOR TO A F AL BUILDING INSPECTION: 15. Following construction of the public improvements to SW Beveland and SW Hermoso Way, the applicant shall request a Planning Division inspection to confirm that the street tree standards and Vision Clearance Standards are met. The applicant shall then submit a street tree plan for approval and entry into the permanent record showing the approved location of both existing and newly planted street trees. Staff Contact: Mark J. Roberts, Planning Division (639-4171). 16. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 17. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 18. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality/detention facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality/detention facility is in compliance with the design and specifications of same. Staff Contact: Hap Watkins, Building Division. 19. The applicant shall either place the existing overhead utility lines along SW Beveland Street and SW Hermoso Way 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 $7,150 and it shall be paid prior to a final building inspection. SECTION III. BACKGROUND INFORMATION Site History: The property is developed with a single-family residence. A search of City records indicates that there are no previous land use approvals granted for the site. Vicinity Information: The property is located at the northeast corner of the intersection of SW Beveland Street and SW Hermoso Way in the Tigard Triangle. The property is currently developed with a single-family dwelling and is located within an established single-family residential neighborhood. This area of the Tigard Triangle was rezoned Mixed Use Employment (MUE) as part of a planning process for the future development of the Tigard Triangle. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 4 OF 18 Site Information and Proposal Description: The subject property is approximately 16,000 square feet in size and, as noted above, is developed with a single-family dwelling. The applicant proposes a change of use from residential to commercial in order to operate a suite of professional offices. The applicant intends to retain the existing exterior configuration and appearance of the structure for the most part and to modify the site in order to provide parking. The applicant also proposes to dedicate the necessary right-of- way and construct the necessary street improvements along the property frontage to bring SW Beveland and SW Hermoso Way up to Tigard Triangle local street standards. NOTE: This application was submitted on August 21, 1998, before the effective date of the revised Tigard Community Development Code. Therefore, pursuant to ORS 227.178(3), the proposal has been reviewed for compliance with the applicable code standards in effect at the time of submittal. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Section 18.120.180 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. 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. The applicant has provided an Impact Study as part of the application submittal. The impact study identifies the anticipated impacts of the development and services. Because of the nature of the proposed use, these impacts are mostly limited to storm water and transportation impacts. The proposed site development will add impervious surface area to the site for a driveway and parking area and in the adjacent right-of-ways. The impact of the transportation system is from an anticipated increase in vehicle trips to the site from approximately 10 trips per day (for a single- family dwelling) to approximately 39.14 trips (as per the ITE manual). Storm drainage impacts are addressed later in this decision under Street and Utility Improvement Standards. The site has frontage on SW Beveland Street and SW Single-family. 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. Neither of these streets are a collector or arterial street and, therefore, the cost of the street improvements is not reviewed for proportionality. 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 to a development shall be improved in accordance with City standards. Therefore, streets meeting City standards must be provided in conjunction with all development that abuts NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 5 OF 18 public right-of-way. Development within the Tigard Triangle must provide street improvements as required in the Triangle Design Standards. The applicant's proposal includes the provision of street improvements along both abutting right-of-ways as described later in this decision. Right-of-way dedication is required as part of this proposal to provide the necessary right-of-way width. The following analysis addresses the proportionality of the required right-of-way dedication associated with this project. The analysis is based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61. According to the study, Traffic Impact Fees (TIF) are expected to recapture 32% of the cost of the traffic impact of development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $174. The total TIF calculated for a residential conversion to a psychologist's office is $5,070 (39.14 trips - 10 trips credited for residence x $174). The applicant will dedicate an additional 10 feet of right-of-way along the site's 150-foot SW Hermoso Way frontage (approximately 1,500 square feet). Based on the City's CIP budget for purchases of property for street ROW, property is assessed at $3 per square foot. Assuming a cost of $3 per square foot, it is estimated that the total value of the dedication of SW Hermoso Way may be approximately $4,500 (1,500sq. ft. x $3). As noted above, upon completion of this development, the applicant will be required to pay a TIF of approximately $5,070. Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is approximately $15,843 ($5,070 divided by 0.32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $5,070 the unmitigated impact can be valued at $10,773. Given these estimates, the dedication requirement meets the rough proportionality standard since the unmitigated impact exceeds the value of dedication by $6, 273. The cost of the street improvements is not reviewed for proportionality, as the requirement to have access to a commercial site from an approved street is necessary to meet the minimum City standards for pedestrian-vehicular safety and drainage. Because all development requires use of the public street network, and the traffic impact fee does not cover local streets, the requirement to improve adjacent local streets is each property's proportional share of a neighborhood's contribution to a safe and functional local street network. To not improve the streets to code standards would mean that the project would not meet the approval standards and, therefore, would have to be denied. The street improvement and dedication requirements are discussed in this decision under Street and Utility Improvements Standards. PROVISIONS AND REGULATIONS OF UNDERLYING ZONE: The MUE zone states that the dimensional requirements for all commercial use types shall be the same as the C-G district (Section 18.62.050). Section 18.62.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15% landscaping. The site plan indicates that the property is approximately 150 feet x 110 feet, which exceeds the 50- foot minimum lot width requirement. The applicant's narrative includes site area calculations that indicate that the proposed landscape area is approximately 10,000 square feet, or 62.5% of the site. Therefore, the dimensional standards of the underlying zone are satisfied. The MUE zone states that the maximum Floor Area Ratio (FAR) for all commercial and industrial use types shall not exceed 0.40. The site plan and the applicant's narrative indicate that the total site area is approximately 16,000 square feet and that the total proposed floor area of the new office use would be approximately 2,400 square feet. The Floor Area Ratio for the site is, therefore, 0.15 — less than the 0.40 maximum. Therefore, this standard is satisfied. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 6 OF 18 Setbacks: Section 18.62.050 states that no front, side, or rear yard setback is required except a 20 foot side and rear yard setback is required where the zone abuts a residential zoning district. The maximum building height is 45 feet. No new structure is proposed at this time; the applicant proposes to utilize an existing structure for the new use. The subject property is surrounded by property zoned MUE which, although it allows residential uses, is classified as a commercial zone. Therefore, no setback standards apply to this proposal. Further, because an existing structure is to be utilized, the maximum building height standard does not apply. Therefore, this standard is not applicable. Tigard Triangle Design Standards: Section 18.67. Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments, including remodeling and renovation projects resulting in non single-family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. BECAUSE THE PROPOSAL INVOLVES AN EXISTING STRUCTURE, THE FOLLOWING DESIGN STANDARDS DO NOT APPLY: Site Design Standards including building placement, building setback, front yard setback design; and Building Design Standards including ground floor windows, building facades, weather protection, building materials, roofs and roof-lines, and roof-mounted equipment. THE FOLLOWING DESIGN STANDARDS ARE APPLICABLE TO THIS DEVELOPMENT: Site Design Standards: A six-foot wide scored concrete or modular paving walkway is required between a building's entrance and a public street or accessway. The applicant's revised plans (dated 1/4/99) indicate that a walkway is proposed between the building's entrance and the proposed sidewalk on SW Hermoso Way. The Paving Plan (Sheet #2) indicates that the walkway will be 6 feet wide and made of concrete, as the code requires. Therefore, this standard is satisfied. Street Connectivity: All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 7 OF 18 Design Option: A. Local street spacing shall provide public street connections at intervals of no more than 660 feet. B. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: A. Local street spacing shall occur at intervals of no less than eight street intersections per mile. B. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. C. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The subject property is located east of Highway 217, on SW Beveland Street. The street is a cul- de-sac because of the restricted access to Hwy 217. The site is located at the corner of SW Hermoso Way and this intersection is within 660 feet of SW 72nd Avenue to the east. This satisfies part A. of the Design Option, above. There are no bike and pedestrian connections between the site and SW 72nd Avenue, however, SW Hermoso Way, a north-south connection with SW Beveland Street, turns east-west within 330 feet of the site, providing a right-of-way connection for pedestrian and bike traffic. FINDING: The subject property is located at the intersection of two right-of ways and meets the above design option to the north and east. Connectivity is constrained by parcelization and HWY 217 to the south and west. While additional connections may be required in the future on other properties in the vicinity, because of its small size and location abutting 2 intersecting right-of-ways, development of the subject property as proposed will not preclude future connections. Therefore, this standard is satisfied. Site Design Standards: Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50 percent of the street frontage, and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street. All yards abutting a public street shall be landscaped to an L-1 Landscape Standard. The parking location standard applies only to newly constructed buildings. Since the applicant proposes to utilize an existing structure, the parking location standard does not apply. This section also sets out landscaping requirements for side and rear yards. The subject property has public street frontage on SW Beveland Street and SW Hermoso Way and thus, these yards require landscaping to L1 Standards under the requirements of this section. However, as noted below under Landscaping and Screening, the L1 Landscaping Standards defer to the general landscaping standards of TMC 18.100 for landscaping abutting local streets. L2 Landscaping, as proposed by the applicant throughout the project, also defers to TMC 18.100 but includes several more specific requirements. Therefore, the L2 Landscaping proposed by the applicant throughout the project meets or exceeds this criterion. Signs: In addition to the requirements of Chapter 18.114 of the Development Code the following standards shall be met: NOTICE OF DECISION SDR 98-0013—NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 8 OF 18 Zoning District Regulations: non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.114.130 D). Sign Area Limits: The maximum sign area limits found in 18.114.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant proposes one sign, 8-feet x 1 feet, 4-inches. The site plan indicates that the sign would be mounted on a proposed 3-foot-high cedar fence located between the parking lot and the southwest corner of the subject property. The proposed sign fits the code definition of a freestanding sign since it is mounted on a freestanding frame (in this case, the proposed fence). Freestanding signs up to 32 square feet per face are allowed under the applicable C-P zoning district regulations. The applicant's proposed sign would be approximately 10.64 square feet in size and under 3 feet high. Therefore, this standard is satisfied. Landscaping And Screening: Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100, Landscaping and Screening shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 1/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100, Landscaping and Screening shall apply. Trees shall be provided at a minimum 2 1/2-inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. As noted earlier in this decision, because the site is on a local street, the L-1 and L-2 landscape standards defer to the planting standards of Chapter 18.100. These standards are discussed later in this decision under the applicable Chapter heading. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 9 OF 18 PROVISIONS OF DEVELOPMENT CODE CHAPTERS Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, 18.164, 18.67 (MUE Standards and Tigard Triangle Design Standards). The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the following Code Chapters which are also listed under Section 18.120.180.A.1: 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), or 18.144 (Accessory Use and Structures). These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. Landscaping and Screening (18.100 and 18.120): Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.4(A) states that buffering shall be provided between different types of land uses. The site is surrounded on all sides by property zoned MUE. Existing single-family residences characterize land use in the immediate vicinity. Since the site is located on a corner lot, adjoining uses abut only to the north and east. Both abutting lots contain single-family residences, an allowed use in the MUE zoning district. The purpose of the buffering and screening requirement is to separate and screen different types of uses. The proposed change of use to commercial requires that the new use be buffered and screened from the adjacent residential uses. The code requires a 20- foot buffer with screening between commercial -professional (C-P) uses and single-family detached uses. The following landscaping is required for buffers as per Section 18.100.080: At least one (1) row of trees, no less than ten (10) feet high for deciduous trees or five (5) feet for evergreen trees at time of planting; at least ten (10), five (5)-gallon shrubs or 20, one (1)-gallon shrubs per 1000 square feet of required buffer area; and the remaining area must be planted in lawn, groundcover, or bark mulch. In addition, one (1) of the following screening methods is required: A hedge of narrow or broad leaf evergreen shrubs which forms a four (4)-foot high continuous shrub within two (2) years; an earthen berm planted with evergreen materials which forms a continuous screen six (6) feet in height within two (2) years; or a five (5)-foot or taller fence or wall to provide a continuous sight obscuring screen. The applicant has indicated in the site plan and narrative that the required 20-foot buffer will be provided along the north property line. Specifically, the site plan indicates that the northeast corner of the existing building is located approximately 33 feet from the north property line and the patio approximately 26 feet away. Along the eastern boundary, the required buffer is not provided. The existing house is located only 13 feet from the property line, and the patio is approximately 11 feet away. The code provides that only utilities, sidewalks, screening, bikeways and landscaping may be located within buffer areas. The applicant has stated that the required buffer cannot be met because of the location of the existing building and the proposed location of the access drive. Staff concurs that the location of the building, which would remain on the site, precludes provision of a continuous 20-foot-wide buffer area along the east property line. Location of the driveway within 9 feet of the east property line has clearly been designed to preserve trees located in the southern portion of the site. Section 18.050.045.A.6 provides for a reduction of setback standards of up to 50% when trees will be preserved as a result. Relocation of the driveway to the SW Hermoso Way frontage could cause confusion for emergency response personnel since the property has a SW Beveland street address. Staff finds that relocation of the driveway is, therefore, not desirable and that reduction of the buffer area to 10 feet in order to preserve trees would be consistent with development code provisions. Condition of Approval #1 requires that the applicant submit a revised site plan for review and approval that indicates a 10-foot buffer area between the driveway and the east property line. The driveway must continue to meet the minimum access width requirements of Section 18.108 discussed later in this report. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 10 OF 18 Staff does not concur with the applicant on the necessity of reducing the buffer due to location of required parking on the site. The applicant proposes 15 parking spaces where only 12 are required. Reduction of the size of the parking lot by just 2 spaces (the 2 located furthest east on the site) would increase the buffer width to the required 20 feet. The only infringement into the east buffer area (assuming a reduced buffer width at the driveway entrance) would then be the existing house and patio. Condition of Approval #2 requires that the applicant revise the site pan to move the parking lot out of the 20-foot buffer area. Staff finds that because the house is an existing condition, infringement into the buffer area is not contrary to the provisions of the development code. Pursuant to TMC 18.100.070.C, where reduction of the buffer is proposed, a detailed buffer-area landscaping plan must be approved. The plan must demonstrate how the same degree of buffering and screening will be provided. The applicant's landscape plan indicates that landscaping within the required buffer areas will include an existing 8-foot-high Arbor Vitae hedge along the north and east property lines. The hedge exceeds the requirement of this section to provide a 4-foot-high screen and is also fully mature. The landscaping plan, therefore, satisfies the requirement for additional landscaping and screening in the area of reduced buffer width. FINDING: Based on the above analysis, staff finds that the buffering and screening requirements apply to the north and east property lines and that the requirement is met outright along the north boundary. The infringement of the existing structure into the east buffer area is acceptable since the house is a pre-existing condition and the 8-foot hedge provides an additional level of screening than is required by the Code. The buffer area adjacent to the access point may be reduced to 10 feet since this will preserve trees, however, the applicant must modify the site plan and move the driveway 1-foot to the west to comply with the reduced buffer. A reduction of the buffer area for an oversize parking lot is not justifiable, however, and the modified site plan must also reduce the size of the parking lot so as to stay out of the 20-foot buffer. These changes are conditions of this land use approval and must be satisfied before any permits are issued. Therefore, the standards of this section are either met outright or will be satisfied as conditioned. 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 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 every 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 noted above, the applicant proposes to retain the existing 8-foot-high Arbor Vitae hedge around the north and east property lines. The landscape plan also proposes new plantings of shrubs and trees, in combination with existing vegetation around all sides of the parking lot. Creative landscaping treatments in the southwest corner of the site, abutting the right-of-way intersection, in conjunction with a 3-foot cedar fence appear adequate to screen the parking lot from view while providing sufficient visibility for public safety and corner vision clearance. The landscape plan does not show any parking lot trees. Although several existing and proposed trees are provided around the periphery of the parking lot, the applicant has not provided sufficient materials for staff to make a determination that this standard is met. This standard clearly states that parking lot trees are to be provided in landscape islands, on the basis of 1 for every 7 parking spaces, and in order to provide a canopy effect. While the proposed trees may satisfy the numeric standard, none are provided in a landscape island. Staff believes that the intent of the standard is to provide a vegetated canopy and that landscape islands area a typical way (but not the only way) to achieve this effect. However, the applicant has not shown how the proposed trees will provide a canopy effect without the need for landscape islands within the parking lot. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 11 OF 18 Condition of Approval #4 requires that the applicant submit a parking lot tree plan identifying designated "parking lot trees" and indicating how the desired canopy effect will be achieved without addition of landscape islands. The condition further states that if staff finds that the canopy effect cannot be achieved under the existing plan, a revised site plan to include 2 landscape islands, each containing 1 parking lot tree will have to be approved prior to issuance of site or building permits. Compliance with the condition of approval will ensure that this standard is met. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). Tigard Triangle Design Standards (which supersede all other code provisions) call for street trees spaced at 22 feet on center. Street trees on local streets must have a minimum 25-foot branching and be placed between the sidewalk and curb. Southwest Beveland Street and SW Hermoso Way are both classified as local streets. The applicant's site plan and landscaping plan shows a number of mature trees along the west and south perimeter of the property. Most of these trees are within the ultimate right-of-way and many are proposed to remain as street trees. The applicant's arborist has attempted to predict which trees may be impacted by road and sidewalk construction and which may be saved as street trees. Staff finds that if existing trees can be preserved during construction and if they meet the minimum branching requirements of the code, they may be counted as street trees. Additional street trees may be required in order to meet the minimum spacing requirement. In order to ensure full compliance with this standard, Condition of Approval #5 requires that, following construction of the public improvements to SW Beveland and SW Hermoso Way the applicant shall request a Planning Division inspection to confirm that the street tree standards are met. The applicant shall then submit a street- tree plan for approval and entry into the permanent record showing the approved location of both existing and newly planted street trees. Compliance with the condition of approval will be required prior to issuance of a certificate of occupancy and thereby, ensure that this criterion is satisfied. Vision 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 distant points with a straight line. The subject property includes 2 Vision Clearance Areas: 1 at the intersection of SW Beveland and SW Hermoso Way right-of-ways and 1 at the intersection of the proposed driveway with SW Beveland. The site plan indicates that no obstructions over 3 feet high (except trees) will be located within either Vision Clearance Triangle. The applicant must remove tree branches below 8 feet for all trees within the Vision Clearance Triangle. Compliance with this latter requirement will be ensured at the time of the street tree inspection required by Condition of Approval #5. Off-Street Parking and Loading (18.106) - Minimum off-street parking: This section requires one (1) parking space per 200 square feet of gross floor area for professional office uses. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 12 OF 18 The existing structure has a total area of 2,400 square feet. Based on the above requirement, a total of 12 parking spaces are required. The applicant has indicated that 15 parking spaces will be provided, 3 more than the minimum standard. Therefore, this criterion is met. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle rack parking space for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because the site has between 1 and 15 parking spaces, one (1) bicycle parking space is required. The applicant has indicated in a narrative statement that a bicycle space will be installed to the west of the building's entrance adjacent to the walkway. This standard is, therefore, met although the bicycle space is not clearly shown on the site plan. Condition of Approval #3 requires that the revised site plan also include the location of the bicycle rack. Access. Egress and Circulation (18.108): Section 18.108.080 requires that commercial and industrial uses which require 0-99 parking spaces provide at least 1 access with a minimum width of 30 feet and a minimum pavement width of 24 feet. Less that 99 parking spaces are proposed, therefore, one (1), 30-foot-wide access is required, with 24 feet of pavement width. The applicant's plan shows a 30-foot-wide access and a 24-foot-wide paved driveway to the parking lot. Therefore, this standard is met. Signs (18.114 ): Section 18.114.130(D) lists the type of allowable signs and sign area permitted in the C-G Zone. The Signs provisions of the Tigard Triangle Design Standards, which were discussed previously in this decision, supersede this provision. Therefore, this standard does not apply. Tree Removal (18.150) Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12-inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As noted earlier in this report, there are a number of mature trees on the subject property. The majority of these trees are located along the west and south property lines and may be impacted by the proposed street improvements and sidewalk construction as well as, the on-site improvements for access and parking areas. The applicant has submitted an arborist's report that identifies the significant trees in a narrative and attempts to predict the probable impact of the proposed development activities. This section requires that any trees over 12-inch caliper that are proposed for removal be mitigated. Although the arborist's report does identify significant trees, the applicant has not submitted a tree plan as required by this section. Condition of Approval #15 requires that the applicant submit a tree plan for review and approval by the Planning Division. The plan must identify and catalogue every tree on the property on a map and note it's size, whether or not it is significant or diseased or hazardous and whether the tree will be removed or protected. The plan must calculate the total caliper inches of significant trees on the site and the total caliper inches of significant trees to be NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 13 OF 18 removed. Based on the percentage of significant trees to be removed, the mitigation requirement may be calculated based on TMC 18.150.025.2 and 18.150.070.D. The plan must explain how and where mitigation will be achieved and how the trees that are to be saved will be protected during and after development activities. This will be a condition of engineering permits for public improvement work. Compliance with the condition of approval will, therefore, ensure that this standard is fully met. Street And Utility Improvement Standards (18.164): Streets: TDC 18.164.030(E) states that street ROW widths shall not be less than what is specified in the TDC. In addition, the Tigard Triangle Standards (TTS) state that in addition to Development Code standards, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. This site lies adjacent to SW Beveland Street and SW Hermoso Way, both of which are classified as local streets in the Tigard Triangle Design Standards (TTDS). That roadway classification requires a 60-foot right-of-way (ROW). At present, there is 60 feet of ROW on SW Beveland Street, but only 50 feet on Hermoso Way. The applicant has stated that they will dedicate additional ROW on Hermoso Way to provide 30 feet from centerline to meet TTDS standards. In addition to this, the ROW radius at the intersection will need to be modified accordingly. Both streets were improved as a part of the Hermoso Park subdivision, but the existing improvements do not meet the TTDS. Therefore, the applicant will be required to upgrade both streets in accordance with the TTDS. The applicant's plan indicates that they will construct the street improvements as a part of their project. Water: This site lies within the Tualatin Valley Water District's (TVWD) service area. The existing house is presently served from this water system. Sanitary Sewer: The closest public sanitary line is located west of this site adjacent to the Highway 217 ROW, which is approximately 600 feet away. The City Council, when adopting the TTDS, stated that if public sewer lines are over 300 feet away from a development, and if the developer can demonstrate that an onsite sewage disposal system is functioning adequately and meets Washington County Health Department and DEQ standards, the developer will have an option of paying a fee in-lieu of extending the public sewer line. There is an existing onsite septic system that is properly functioning for the current residential use. However, the applicant has learned that the septic system will not be approved once the paving for the required parking area is completed. The applicant has stated that they plan to install an onsite seepage trench sewage disposal system and will pay the fee in-lieu on this project. Prior to issuance of the building permit, the applicant will need to demonstrate that the proposed onsite system is approved by the Washington County Health Department and DEQ. The fee in-lieu will be calculated by the City Engineer and shall be paid prior to issuance of a building permit. Storm Drainage: This site slopes toward the southwest. There is an existing public storm drainage line in SW Beveland Street that will serve to pick up the additional drainage from this site. The developer's engineer submitted a report that indicates the proposed water quality pond will sufficiently detain the incremental increase in storm water runoff. No offsite drainage improvements are necessary. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 14 OF 18 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 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 Beveland Street and SW Hermoso Way. 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 total frontage along this site is approximately 260 lineal feet; therefore the fee would be $ 7,150. ADDITIONAL SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.120.180(A)(2) through 18.120.180(A)(17) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.120.180.3 Exterior Elevations); 18.120.180.5 Privacy and Noise); 18.120.180.6 Private Outdoor Areas: Residential Use); 18.120.180.7 Shared Outdoor Recreation Areas: Residential Use); 18.120.180.8 100-year floodplain); and 18.120.180.9 Demarcation of Spaces). NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 15 OF 18 The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.120.180.11 Access and Circulation); 18.120.180.13 Parking); 18.120.180.14 Landscaping); 18.120.180.15 Drainage); and 18.120.180.17 Signs). Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6)-inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposal is to change the use of an existing structure. No buildings will be added or expanded, therefore, this standard is not applicable. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The applicant has not provided information on lighting, therefore, staff cannot determine if this standard has been satisfied. Condition of Approval #7 requires that the applicant submit a detailed lighting plan for review and approval by the Tigard Police Department. Compliance with this condition of approval will ensure that this standard is met. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking space if 1 to 25 parking spaces are provided. This proposal indicates that one (1) accessible parking space will be provided. The ADA requirements for accessible parking requires that at least one (1) parking space be van accessible. The space proposed meets the van accessible requirements of a nine (9)-foot space with an eight (8)- foot aisle. Therefore, this standard is met. SECTION V: OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: • Provide and comply with change of use alternate (copy to applicant); • Cannot asphalt over septic and/or drain field — show location; • All roof drains must be tight-piped to storm system; • Provide a fire hydrant within 250' of most remote exterior wall; and • New stairway shall meet accessibility requirements. The City of Tigard Police Department has reviewed the application and provided the following comment: • Request detailed lighting plan. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 16 OF 18 SECTION VI. AGENCY COMMENTS Tualatin Valley Water District has reviewed the application and provided the following comment: • 3 sets of plans for approval with indication of type of office space. Medical facilities require reduced pressure type back-flow device at meter. • Contact Stu Davis with questions; GTE has reviewed the application and provided the following comments: • Developer to provide conduit for entrance cable per GTE specs; and • Developer to pay for relocation of any existing facilities. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered the following comments: Sanitary Sewer: The development shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. The septic holding tank is not approved and no pumping is allowed. 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 service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality: Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. All roof drains are to go into the water quality facility and not bypass the system. Sensitive Area: A "sensitive area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The creek, wetland/sensitive area shall be identified on plans. Division of State Lands/Corps of Engineers: A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. Staff Response: Staff has considered the above comments from USA as part of this review process. Local knowledge of development in the area and site visits indicate that the potential-sensitive area does not exist on this site. PGE, TCI Cablevision, US West and NW Natural Gas have all reviewed the proposal and offered no comments or objections. NOTICE OF DECISION SDR 98-0013-NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 17 OF 18 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 21, 1999 THE DECISION SHALL BE FINAL ON MONDAY FEBRUARY 1, 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 form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON FEBRUARY 1, 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 . 1' - ,1111 j� January 21 , 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner to/ Janua ry 21, 1999 APPROVED BY: Richard Be -r- sorff DATE Planning Manager I:\cu rpl n\mj r\sd r\sd r98-13.d ec.d oc NOTICE OF DECISION SDR 98-0013—NISHI-STRATTNER PROFESSIONAL OFFICE PAGE 18 OF 18 CITY OF 7ARD PLAN • NING GI VISION i/► caw(1.vnsd MS cm..maw,* ' BEVIELAND PROF MORAL OFfICEEI Iworm 60 1 c—e) FENCE/5I6N ELEVATION WY.rvo / •�!•.mm 0 N 0 N N •':..:•:-..-:11:: '` 11111111 011 n / • .:;':.i- (►` 3 �: ` EXIST PAT I • �.:. .II 14!� . ,'tI l� \t%* . , I CONC WAL1I'' I 3 Aes ti5crogi.����/`dt �'II EXIST BUILDING { FROM RO.:{?4AiN13.∎"I + '1 t li ���1 ,,, F.F. ELEV. 210-05 UPPE• 'Z TRUNCATE[j•LjONE".'',. r i .�'I, U, F.F. ELEV. 201.25 LOWE' �,TACTILE GQNCSHE• , ,• ,Q�' [ III1L1III� GAS METER G COHC PAWINQ..NIY ?4CI v .PAINTED 8TflTPI•c' 1N FBip4r.� .1 ��NEW 300q.BAC. ' ` .} ( IA' ,�p�f�j L71 �j' `� �j �, SCEPTIC LUNG.--" ��� GQ� S •\,i`'>��Q�� r:,y">`__. 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Information on this map is for general location only and should be verified with the Development Services Division. • I. 13125 SW Hall Blvd ': Tigard,OR 97223 NR (503)639-4171 http://www.ci.tigard.or.us Community Development Plot date:Sep 28, 1998;C:\magic\MAGICO2.APR 6 1 g 0 0, N t `'- -3 t KJ31T_ 12 t F• ( M • 1 `21- ‘°?)B 2S101AB-01400 2S101AB-01402 MARTIN GORDON S& LYMAN RODNEY C MARGARET 12265 SW 72ND AVE 7395 SW HERMOSO WY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01403 2S101AB-01404 MANLEY MARY& VON RENCHLER MARVIN J& 7435 SW HERMOSO WAY 7475 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01500 2S101AB-01501 JOHNSON JERRY E SHARI A JOENS JOHN D MARJORIE A 7615 SW BEVELAND ST 7545 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01502 2S101AB-01600 ANDERSON ROY W ESTATE OF ERDLE WILLIAM J 7565 SW HERMOSO WAY 7405 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01605 2S101AB-01606 ROVIG CAROLE A SLOAN DAVID MARTIN 7460 SW HERMOSO WAY 7355 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01607 2S101AB-01608 RAND STEPHEN C KOBERLEIN PATRICIA LYNN 7540 SW HERMOSO WAY 7455 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01609 2S101AB-01700 TAYLOR JEFFREY R ROTH ALAN D AND LINDA A 7505 SW BEVELAND RD 7420 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01800 2S101AB-02700 BOEHM GENE G BEATRICE G CLEMANS ELLSWORTH L&MARY LOU 7380 SW HERMOSA WAY 7610 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02701 2S101AB-02702 SPOELSTRA JOAN C HARDING BRUCE D EILENE E 7560 SW BEVELAND RD 7510 SW BEVELAND TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-02703 2S101AB-02704 CANUTT PAUL R KAY M LEBEN TSUNE 7460 SW BEVELAND 7410 SW BEVELAND TIGARD,OR 97223 TIGARD,OR 97223 5Dk Gl S --00 13 0501 i R.6-11 V IJKO r t=' ( f ig ‘ of q) 2S101AB-02705 2S101AC-01900 GUTHRIE JOHN RAY TR WASHINGTON COUNTY SCHOOL 7360 SW BEVELAND 12615 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101BA-00300 LINDA NISHI-STRATTNER MARTIN GORDON RICHARD TRIANGLE PROPERTIES, LLC PO BOX 740 7420 SW HUNZIKER ROAD, SUITE C GLENEDEN BEACH,OR 97388 TIGARD OR 97223 STEWART STRAUS 1532 SW JEFFERSON STREET PORTLAND OR 97201 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 9 3 0 fl BEAVERTON,OREGON 97075 Legal Notice Advertising SITE DEVELOPMENT REVIEW[SDR]98-0013 >NISHI-STRATTNER PROFESSIONAL OFFICE< • ❑ Tearsheet Notice The Director has made a decision on a request to convert an existing *City of Tigard single-family residence to a commercial professional building. LOCA- 1312 5 SW Ha l l Blvd . ; TION: 7505 SW Beveland Street; WCTM 2S 101AB-01609. ZONE: •Tigard,Oregon 97223 • ❑ Duplicate Affidavit 1 MUE;Mixed Use Employment.The purpose of the MUE zoning district is to create a mixed use employment district to provide opportunities for *Accounts Payable • ' employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district.APPLICABLE REVIEW CRITERIA: AFFIDAVIT OF PUBLICATION Community Development Code Chapters in effect at the time of the ap- plication submittal: 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, STATE OF OREGON, )ss 18.120, 18.150 and 18.164. COUNTY OF WASHINGTON, ) I - r -� I;�;" — _i_ I, Kathy Snyder being first duly sworn, depose and say that I am the Advertising �` , ' --- —. Director, or his principal clerk, of the Tigard–`"ua l a n Times �\ �, ;t ! �I— _ a newspaper of general circulation as defined in ORS 193.010 ;i �- _ I r-- I and 193.020; published at Tigard in the �� ■∎ ", _ !; I I aforesaid county and state; that the q vwrtcE� �_ : �--� ( SDn ) 9�;-0(11 3/11i hi –Strattner Prof _Offi re \•. ` a printed copy of which is hereto annexed, was published in the 7'N, DDj entire issue of said newspaper for nNE successive and `.' ' \: � ___H�__i f r-�, consecutive in the following issues: \'ui is \ �r-- -`• - -.L_..J I I i I j ' ' ! - � L_ I January 21 , 1999 __-, _-- __ I I I i\ \ 1 i<CJ-46 --<C1^4- CL., 4,..,trfl " ri ` ——— Subscribed and sworn to b ore me this2l st day of January, 1999 f f C �� �_ to ,-4777r",. ? The adopted finding of facts,decision,and statement of conditions can be Not Public for Oregon �a N obtained from the Planning Division,Tigard Civic Center, 13125 SW Hall '%I Blvd.,Tigard,Oregon 97223.The decision shall be final on February 1, My Commission Expires: MY COM 1999.Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.340 of the Community AFFIDAVIT Development Code, which provides that a written appeal may be filed within ten(10)days after notice is given and sent.The deadline for filing an appeal is 3:30 P.M.,February 1,1999. TT9308–Publish January 21, 1999. ouguiplogiumemimmiliPallrlk --- _- CITY of TIGARD DARTMOGEOGRAPHIC INFORMATION SYSTEM r,l ,4 i /4 . . . . . . 2S10,BA00300 SDR 98-0013 Nishi-Strattner ~ SUBJECT Professional PARCEL 251 : 1 , 1225 I 1140, Office l a. „Am': AIN 1111.� i �5 WAY S1 I B 1 1• \I - _1L S11 : 1 800 [v ` 2S101AB01 2 • 1AB01608 Q- --- S `�`� 109 2S101AB01606 gE�j NAB01600 2S101ABO • 10 u _. ST 2S101ABO i 1 I ABO 13 2S 01180 02 2S 01AB02704 2S 11AB0 705 111 BEVELAND S • N Qo 188 488 I: 2S101AC01900 Z 1•=387 fee, CNI ti iillh■ , G 4■• ONZAGA ST i _ Adjil 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)639-4171 hlbJ/www.o tigard.or.us Community Development Plot date:Sep 28, 1998;C:\magic\MAGICO2-APR APPLICANT MATERIALS SITE DEVELOPMENT REVIEW ..41 i!\ 4 APPLICATION CITY 0 TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: BRIAN R GEK DATE OF PRE-APP.: 4-q-1 Property Address/Location(s): 1.5 OS SW t3t;VELAND ST �TIGRR� GR 1223 FOR STAFF USE ONLY S vz l'ss— co/3 Tax Map&Tax Lot#(s): S 1 0 1 f g r 0 l bog Case No.(s): Pt f?tEl,`t* P o 4$ 1-302 Other Case No.(s): Lo Receipt No.: 1 " 356Z3 Site Size: T A+rnevsititJS = H1 no s6. FT Application Accepted Bk....6-- Property Owner/Deed Holder(s)*: .JEFF TRylJR Date: f--9* Address: 505 SW Box LiWb ST Phone: City: TIGINRA 6 k Zip: 11-22.3 Date Determined To Be Complete: /NDA n Applicant':TN IVIV(oLU I tP ERTIESJ 1LLC, Address:1.9 20 SUJ -f i)a K 1 b Sut` p one: 628-01 Comp Plan/Zone Designation: city: TIC-,RA Zip: OR 9?-7,-Z-3 CIT Area: When the cwner 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:lcurpin1masterslsdra.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: Q- Application Form The owners of record of the subject property request Site Development Review approval to allow(please be specific): ner s Signature/Written Authorization RENo\f'r'�1 0 rJ (9 F I IvTTR It OF 1400Se itle Transfer Instrument or Deed Er Site/Plot Plan e b)VMR-t- IT 0 FF I c ES 1 7'D E US eD FOR (#of copies based on pre-app check list) e D-r P, t1F&t lM E t- )-} Iq LTh Sp Is? vi CFS. ❑' Site/Plot Plan (reduced 8'/:"x 11") .`[VI p At V ll G N t Uc r (;R 0 U fop$ a' Applicant's Statement / GC r `" �� J r l ` , (#of copies based on pre-app check list) 0' Construction Cost Estimate ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) ❑ Filing Fee (Under$100.000) 3.__800.00 (5100.000-$999.999) 41,600.00 (51 Million&Over) 31,780.00 (4 55/510,000) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: /NA '- APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL_ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPUCANT(S) SHALL CERTIFY THAT: • The above reauest does not violate any deed restrictions that may be attached to or imposed upon the subject propertY. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. 1 ( DATED this l ` day of )U , 19 4t e .. Wit-, I ,,.. ii" 0wner's Owner'-Sig ture HA) Pr- ( , /LIN lt Owner's Signature Owner's Signature 2 AO 411 CITY OF TIGARD Community Development Shaping f7(Better Community PROPOSAL DESCRIPTION • 120 DAYS i.SP 40 • FILE NO(S): SITE DEVELOPMENT REVIEW ISDRI 98-0013 FILE TITLE: NISHI-STRATTNER PROFESSIONAL OFFICE APPLICANT: Linda Nishi-Strattner OWNER: Jeff Taylor Triangle Properties, LLC 7505 Sw Beveland Street 7420 SW Hunziker Road, Suite C Tigard, OR 97223 Tigard, OR 97223 (503) 620-0157 APPLICANTS Stewart Straus ARCHITECT: 1532 SW Jefferson Street Portland, OR 97201 REQUEST: A request to convert an existing single-family residence to a commercial professional office building. LOCATION: 7505 SW Beveland Street; WCTM 2S101AB-01609. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to create a mixed sue employment district to provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities, to provide for major retail goods and services accessible to the general public and minor retail goods and services accessible to the public which works and lives within the MUE district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: — AF11QL. K _ STAFF DECISION DATE OF DECISION: - PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION K VICINITY MAP LANDSCAPING PLAN K NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Julia Pow-II •-duk Associate Planner 503 639-4171 x407 - SDR 98-0013 NISHI-STRATTNER PROFESSIONAL OFFICE PROPOSAL/REQUEST FOR COMMENTS August 28, 1998 „AIX t__Alikk Linda Nishi-Strattner CITY OF TIGARD Triangle Properties, LLC OREGON 7420 SW Hunziker Road, Suite C Tigard, OR 97223 RE: Notice of Incomplete Submittal - SDR 98-0013 Dear Ms. Nishi-Strattner: On August 21, 1998, staff received the application for the Site Development Review at 7505 SW Beveland Street, WCTM 2S101AB, tax lot 1609. 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. Show existing structures within 25 feet of the property. If there are no structures within 25 feet of the property, please submit a letter of explanation. If there are structures within 25 feet of the property line, please submit an additional site plan showing this information. Please provide a revised plan that shows this. 2. Provide information on sewer proposal. It is not clear whether the proposal involves extension of public sanitary sewer to serve the site or use of the existing septic system. If use of the existing septic system is proposed, the City will need verification from the County sanitarian that the septic system is adequate for the proposed use. There was also concern raised about the location of the driveway and parking lot in relation to the septic system and drainfields, therefore, the locations of these must be approved as well by the sanitarian. 3. Show the bicycle parking space on the plans. The narrative indicates a bicycle parking space has been provided for and is shown on the plans, however, staff can not locate it on the site plan submitted. 4. Provide information on proposed outdoor lighting for crime prevention and safety. 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, lia Po ell Hajduk Associate Planner i:\curpin\julia\sdr\nishi.acc c: SDR 98-0013 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 Prop o say I//\h rV'GL l i vemw • Sfewarf Gordon 5frau , Architect 1532 5W Jefferson 5/rect Portland,Oregon 97201 Phone: (50. ) 224-710 Pox: (503)224-7208 E mail: sgse5piretechcom I1E1 IOPANOUt1 Date: August 20, 1998 To: City of Tigard From: Stewart Re: Site Development Review Application Narrative—7505 SW Beveland GENERAL The applicant proposes to convert an existing residence to use as a suite of professional offices. The existing exterior configuration and appearance of the structure will be retained essentially without modification, except that the entrance will be relocated from the intermediate stair landing to the lower floor. The site will be modified by addition of parking and a half-street improvement along Beveland. While the proposal intends to meet the intent of all applicable development criteria, it is understood that the unique location and presence of a considerable number of mature fir trees along both the Beveland and Hermosa rights-of-way will mitigate those features that are not in strict compliance with the criteria. Property tax map designation: 2S101 AB—01609 Zoning designation: Mixed Use Employment (MUE) LOT COVERAGE, SETBACKS Maximum floor area ratio (FAR) for commercial use is 40%; proposed floor area is 2,400 sf on a site of 16,000 sf, or 15%. Maximum building coverage is 85%; proposed coverage is 1,200 sf on 16,000 sf, or 7.5%. Minimum landscape area is 15%; proposed landscape coverage is 10,000 sf of 16, 000 sf site, or 62.5%. Setbacks required are zero at entire perimeter, except 20 feet at north and east as required for buffering. This is not possible at the east side due to the fact that the existing house already violates the 20 foot requirement. The required parking also cannot be provided without violating this 20 foot requirement due to the unique characteristics of the site. It is understood that a lesser buffering width will be allowed if mitigated with landscape screening equivalent to what would be provided in the 20 foot wide buffer width; the proposal provides for such landscape screening. City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 2 PARKING AND ACCESS Required parking: 1 space per 200 sf of floor area - for 2400 sf, 12 spaces required; proposed parking is 15 spaces total, including 1 handicap and 6 compact Compact space calculation: requirement states that 40% of required spaces may be compact; our interpretation is that 60% must therefore be full size; 60% of 12 required spaces is 8 spaces; number of full size spaces proposed is 9; therefore proposed parking meets requirement. Parking space size: full size to be 8'-8"x 18-0" minimum; compact size to be 8'-0"x 15'-0" minimum; proposal meets or exceeds these sizes. In addition, an 8'-0"wide access aisle is provided at the passenger side of the handicap parking stall. A maximum of 3'-0" has been deducted from the length of the parking stalls where low level landscaping has been provided; this landscape area is not included in the landscape area calculation. Site access: one required at 30'with driveway at 24'; proposal shows these dimensions. Bicycle parking: one required for every 15 parking spaces in location protected from automobile traffic; proposal shows one bicycle parking space using a bollard mounted locking loop. Pedestrian access: walkway extending from the main ground floor entry to the building to the public sidewalk and street is required; proposal shows walkway from main entry to public sidewalk as future to be developed in conjunction with the right-of-way improvements along Hermoso Street. Loading area: required for commercial developments in excess of 10,000 sf; none required for this proposal, which is less than 10,000 sf. BUFFERING, LANDSCAPING, TREE REMOVAL, VISION CLEARANCE Buffering: requirement for 20 feet of buffer width along north property line is met by existing landscaping as supplemented by new landscaping in locations-not fully screened; requirement for 20 feet of buffer width along east property line is not met due to location of the existing house and necessary location of parking to meet new parking requirements; the lack of buffer width along the east property line is mitigated by use of higher density landscaping within the available space; this should be considered acceptable because the adjoining residential properties are all within the same MUE zone expected to be changing from residential to commercial use in the future. City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 3 Landscaping: percentage of landscape coverage is noted above; street tree requirement is considered met by existing fir trees located within public right-of- way; should sufficient numbers of these trees be removed due to other construction requirements or arborist recommendation that required street tree spacing is no longer provided, new trees will be added in appropriate locations; three new deciduous trees are provided in the parking area to meet requirement of one tree per seven parking spaces; new shrubs are provided at the perimeter of the parking area to provide screening from the public right-of-way. Tree removal: the report of a certified arborist is attached herewith addressing the removal of existing fir trees within the public right-of-way. Vision clearance areas: required areas are noted on the drawings; existing trees within this area are proposed to be "limbed up"to above 8'-0" above street level and all vegetation between three and eight feet has been removed; new screening vegetation has been placed behind the vision clearance lines. IMPACT STUDY General: the development proposed for this site creates negligible impact on public facilities and services because the intensity of use is not significantly greater than the residential use now existing on this site; the greatest impacts will be from additional storm water due to increased impervious surface, and removal of existing mature trees, primarily from accommodation of the required public right-of-way improvements. Storm Water: the area of impervious surface is being increased from approximately 2500 sf to 4800 sf on site; the impervious area within the Beveland right-of-way is being increased by approximately 700 sf(street paving and sidewalk); the total impervious area added is approximately 5500 sf, yielding an increased storm water run-off; the existing storm sewer located in Beveland is a 15"diameter concrete pipe, which now serves all properties over the entire length of Beveland from the Candlewood property to the west to the parcels adjoining Interstate Five to the east; storm water added by this development is accommodated within the existing public system; see the attached Civil Engineering calculations for downstream analysis and description of on-site water quality and detention features. Trees: there are approximately 40 mature fir trees within the existing public right-of-way and on site that provide an amenity to this property and the neighborhood; it is the developer's goal to maintain as many of these trees as possible; the majority of these that must be removed are conflicting with required location of public right-of-way improvements (added paving width, curb and sidewalk) along Beveland; impact on Hermoso is mitigated for the present because public right-of-way improvements are not required at this time; on-site trees removed to create new parking areas required are mitigated by added landscaping at the perimeter of the parking. City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 4 Transportation System: the professional offices proposed for this site will yield an increase in automobile trips to this site to approximately forty per day, based on the number of offices and the interval of client appointments anticipated; it is anticipated that all professionals and clients will access the site by private automobile, although some minimum use of public transit or bicycle might be remotely possible; the extremely low volume of traffic expected will not have a significant impact on the area, particularly in consideration of the larger commercial developments envisioned for the surrounding properties. Park System: professionals and clients using this development are not expected to add to the use of public parks. Water System: the demand on the water system is not expected to exceed that of the residential use existing on the site; in fact, the existing showers, tubs and washer are being removed, thus reducing the potential demand; the existing water meter serving the site will need to be relocated behind the new Beveland curb. Noise: the use proposed for this site is professional offices that produce no noise that cannot be completely contained within or mitigated by the existing building walls. Public Right-of-way Dedication: to meet the required width of Hermosa as a local street according to the Tigard Triangle Design Standards, a five foot. dedication will be provided; no improvements will be provided in the Hermoso right-of-way at this time, but a on-remonstrance waiver will be executed. Overhead Utilities: overhead lectrical and telephone lines are currently located on the south side of Beveland; because these lines are not adjacent to the development site, the develop r will pay the undergrouding "in lieu or fee. MUE ZONE AND TIGARD TRIANGLE REQUIREMENTS Guiding Principals of the Tigard Triangle: the proposed use and site development concept is consistent with these principals with regard to integration of significant natural features (existing mature trees), establishing people-friendly spaces, and providing transition from existing low density residential areas that respects the livabilty of the residential areas. Because of the small scale of the proposed development, and the fact that it is the first non- residential use along Beveland or Hermoso, its significance as part of the overall fabric of the Tigard Triangle is quite limited; it will be defined more by future development of adjacent properties than by its own features. City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 5 Site Design Standards: the proposed development, incorporating an existing structure, necessarily is unable to meet several of the specific requirements for the Tigard Triangle—maximum building setback, pedestrian oriented front yard, parking at side or rear of building; the walkway connection from front door to public right-of-way is proposed as future in conjunction with public right-of-way improvements on Hermoso, which are not required at this time (the proposed main entry to the building is closest to the Hermoso frontage). Building Design Standards: the proposed development accommodates ground floor windows (although not within 10' setback), building façade not exceeding 50'without "break-up", weather protection for the main entry, roof that is fitting for the building structural system, and absence of roof-top equipment; the existing building materials—mostly plywood with battens—will be maintained, which is considered to be appropriate both for the proposed use as a "homey" environment for psychologist offices, and the fact that this building must be a transitional structure between existing residential and future commercial structures. Signage: the limits of location and size have been met with a proposed sign measuring 8'-0" x 1'-4" mounted on a wood lattice screen fence along the southwest edge of the proposed parking; this sign will be indirectly lit with ground mounted floor lighting. Landscaping: the L-2 General Landscaping requirements have been met by combination of existing and proposed planting materials. Rug 31 98 04: 17p Lr- i. L. Queen, Ph. D 67--6843 p. 1 AUG 31 '98 13:59 STEWART Gvr2DQN STRAUS, ARCHITECT P. 1/1 Stewor# Gordan Snort , Archi,'ecf / 2 /Jcfferor,�trcci Po,third Oregon 97201 Poore; ( 0 ') 224---710 Fox: r'.."0_,)224-7208 1_56,5pirerech.cor, e' IL-1 !0'A1VDU / Date: August 31, 1 998 To: City of Tigard VIA FAX Attn: Julia Hafduk From: Stewart Re: Site Development Review Application Narrative- 7505 SW Beveland The following is an addendum to the August 20, 1998 Narrative previously . submitted, in response to your letter dated August 28, and as discussed with you by phone today. 1. "Show existing structures within 25 feet of the property.' The residential structures on the two adjoining parcels are riot within 25 feet of the common property line. 2. -Provide information on sewer proposal." The intended sanitary disposal system to replace the existing sceptic tank and drain field is a 3000 gallon holding tank. The specific design with supporting calculations wilt be provided by Environmental Engineer Hob Sweeney; he is also obtaining necessary written approvals from OEQ and USA, which will accompany his data at the time of his submission. He has verified with DEQ that the holding lank approach is acceptable based on governing rules, 3 "Show bicycle parking space on plans." The single bicycle parkin space will be located to the west of the main entry at the edge of the paved walkway. The device proposed is a "Ballard Cycloops"- a stye' pipe set into a.concrete footing, with a looped bar welded to the side of the pipe,to whi.Ch the bicycle is attached_ 4. 'Provide information on proposed outdoor lighting." Drawing Al, note All indicates that the existing low voltage lighting system will be modified to provide lighting at the perimeter of the parking area; drawing A2, Proposed Floor Plans, indicates lighting at both lower and upper floor--at lower floor, lighting is shown in the soffit above the entry to have 1 footcandle at 20'from the source, and in the soffit above the office windows to have .5 footcandle at 20'from the source; at upper floor, lighting is shown wall mounted on either side of the deck to have .5 footcandle at 20'. It iS rriy understanding that with the above information, you will be able to consider the submission as complete and initiate your review process. If this is not the case, please contact me immediately. AUG 31 '9B 13:58 STEWART GORDON STRAUS, ARCHITECT • . 1ewort Gordon 51rou , /4rchitect I�JF 5W Jeffcraon Sired Potf/ond, Oregon 97201 Phone: ( 03) 224-PM10 Pox; ( Q )224.7208 ' 3 ' A -mad' a gaeapiretech,corr, . � I t1 1OKANPUfl Date: August 31, 1998 1 �' To: City of Tigard VIA FAX Attn: Julia Hajduk K ! From: Stewart Re: Site Development Review Application Narrative—7505 SW Beveland The following is an addendum to the August 20, 1998 Narrative previously • submitted, in response to your letter dated August 28, and as discussed with you by phone today. 1. "Show existing structures within 25 feet of the property.° The residential structures on the two adjoining parcels are not within 25 feet of the common property line. 2. Provide information on sewer proposal.' The intended sanitary disposal system to replace the existing sceptic tank and drain field is a 3000 gallon holding tank. The specific design with supporting calculations will be provided by Environmental Engineer Bob Sweeney; he is also obtaining necessary written approvals from DEQ and USA,which will accompany his data at the time of his submission. He has verified with DEQ that the holding tank approach is acceptable based on governing rules. 3. "Show bicycle parking space on plans." The single bicycle parking space will be located to the west of the main entry at the edge of the paved walkway. The device proposed is a "Bollard Cycloops"-a steel pipe set into a,concrete footing,with a looped bar welded to the side of the pipe,to which:the bicycle is attached. 4. Provide information on Iproposed outdoor lighting." Drawing Al, note#7 indicates that the existing low voltage lighting, system will be modified to provide lighting at the perimeter of the parking area; drawing A2, Proposed Floor Plans, indicates lighting at both lower and upper floor—at lower floor, lighting is shown in the soffit above the entry to have 1 footcandle at 20'from the source, and in the soffit above the office windows to have .5 footcandle at 20'from the source; at upper floor, lighting is shown wall mounted on either side of • the deck to have .5 footcandle at 20'. It is my understanding that with the above information, you will be able to consider the•submission as complete and initiate your review process. If this is not the case, please contact me immediately. 7 SEP 17 '98 14 49 STEWART GORDON STRAUS, ARCHITECT P. 1/2 .5tewoif Gordon 51rou�, A chifect f 2 51N Jcffcr on Strccf Portland, Oregon 97201 r�rore: ( Q ) 2:24-n10 l-Gx; ( 0.')224-7208 rlo;l' f.g���pirciechcori t 1et1OrANDUt 1 Date: September 17, 1998 To: City of Tigard VIA FAX Attn: Julia Hajduk From: Stewart Re: Site Development Review Application—7505 SW Beveland As indicated on the phone earlier, the calculations for the sceptic holding tank shown on our development review package were never forwarded because the Environmental Engineer, Bob Sweeney, was able to reach an agreement with Gerhardt Mathias of Washington County for use of a seepage trench system. The design sketch of the seepage trench system with calculations prepared by Bob Sweeney is attached herewith for your consideration. It is my understanding that Gerhardt told Bob he would be recommending approval of the design to his supervisor, Bill Ross. I have attempted to reach Bill to confirm this, but he will not be back in the office until sometime next week. Based on your comments to me today and a subsequent discussion with Brian Rager, it is my understanding that you will be able to consider the application complete upon receipt of the design information. It is also my understanding that any further information needed for actual design approval may be requested and forwarded during your review process rather than at this time. I therefore anticipate receiving your written notification of acceptance of the application by fax or mail in the next day or two. If this is not the case, please call to advise me what additional information is required. 09f1A/7SE1=' 17 '98 14:50 STEWART GORDON STRAUS, ARCHITECTE•``C''` tg.2/2 " On-Site Sewage treatment System Layoff • (Using Dosing Septic Tank to Seepage T es) I MP _ _ Al, V 10' Set Back 25 linear 11514- _ zk� Storages Sbed : , ‹,--SU%Slope fir. k ]" i j ,, �b .a W6' ..\. 1' `, a t •+r .� - s on ,*t a t r 4i Dosing Septa 1.T as e' r t:: i c ' b -,`-`4, Exist g Teak Pxlilitur HOW IL? d�, co Septic Tank ` (41. i24) . - 1 g o be abandoned) - i Storm 1 •� -1 ! Line T4 1 try S .1 Wir Proposed ° . ` Parldog M.,YIstL` AL 1 i i '.4,6g4 .VA, .p.‘, . idi, Driveway 1\ I 1 L Yew C u rb `�'°^ f�' e�,F '4, l i r f f Notes: Daily Flow: 6x15 gallons=90 g/d �. (minimum=150 g/d) ' Soil Type: Silt Loam-75'/150 g/d Y Sizing: OAR 340-71-280 Calculations: (4x75')/(3+2x2')=43' of seepage r i' required + 43' reserve (90' shown) Sewage Treatment System Layout for: Dr. Wm. Robert Cavaa * = Mailing Address: P.O. Box 1201 Tigard, OR 97035-0514 Property Address: 7505 SW Beveland Ct. Tigard, OR Designed by: Robert F. Sweeney MS, RS0002062025.13 i 4108 NE 30th Ave. Portland, OR 97211-7128 V: (503) 287-0206 Fax: (503) 280-8772 i Date: 9 September 1998 Scale: 1"=30' i I t��Ijui�uu�1 CITY OF TIGARD OREGON September 25, 1998 Linda Nishi-Strattner Triangle Properties, LLC 7420 SW Hunziker Road, Suite C Tigard, OR 97223 RE: Notice of complete Submittal - SDR 98-0013 Dear Ms. Nishi-Strattner: Staff has reviewed the additional information submitted for your Site Development Review application at 7505 SW Beveland Street, WCTM 2S101AB, tax lot 1609. After reviewing this material, staff has deemed your application complete and will begin reviewing the application. Staff has scheduled a tentative decision date for November 19, 1998. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171 ext. 407. Sincerely, ulia Powell Hajdu Associate Planner is\c u rp I n\j u l i a\s d r\n i s h i 2.a cc c: SDR 98-0013 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 DEC. 19. 1998, 4: 19PM 0CC CONS NW NO. 172 P.1/2 BANNCR L7 Caldwell Banker Residential 'I Estate Services Facsimile Cover Sheet To: Company: o 'r �arod Phone: / — L H? ' Fax: C g Y — 7.7 4 From: Gresham Company 200 NW Burnside Phone: 503-667-7325 Fax: 503-669-8799 Date: r ?- f et r Pages including this cover page: Z �►(� �Ks L v t//f s / ør5e 4,4'1' Pte' i Comments: Co � � �� r re y e ss -75-1) 5— Ta. o�,. bov, rhe:411irwne:nrs.ri-wnpanyrfxl This lncslmrlo fmnsmrssiou contain confirferrfial rrdornrarron,u•nrci?is legally privileged and belongs fo lire sender or Silo zrrlrh•+tamed above If you are trol the irnended rectptenr,you we hereby nenped(hat any disclosure, copying or disfrrbunnn Of (he Tilting of any acrrorr in relieftce on the contents of this faxed inforrtrallon is strictly prohibited. if you have received this fax transmission in error.please rrnrnedrafery notify us by Irleptinnir In airing',for return of the aru7rnn(docurrrent rn us. DEC. 19. 1998 4:20PM 0CC CONS NW NO. 172 P.2/2 COLDWELL BANKER C�I.L RESIDENTIAL REAL ESTATE SERv10ES BANKeR Gresham Branch Barbara Gre ham,OR 9Q7030 Sue Seal PROPERTIES Telephone 503.667.7325 Fax 503,669.8799 December 19, 1998 Huston Ellis Georgeton Realty, Inc. 1000 NE 122nd Avenue Portland OR 97230 Dear Huston, Just a quick note to express my concern reg. sing the building permit process for the property located at 7505 SE Beveland in Tigard. Per my discussion with M.J, (Mark)Roberts, the current associate planner handling the land use permit for the above property, he needs a commitment from your buyer's regarding their plans to do the required improvements by Monday Dec 21 inorder to omplete the Land Use Permit by his Jan 22, 1999 deadline required by law. According to Mark Roberts,if they don't decide do the improvements by the above date, the buyer's have two options: 1. Request a 45 da extension. 2. Do nothing and the City will be forced to deny the permit on Jan 22. It is my understanding that if the buyer's do d cide to do the required improvements on 12/21 or 12/22 and the Land Use Permit is issued on January 22, 1999, it will require at least 6 to 8 weeks to abtain the building permit. If the Land Use Permit is issued Janu ry 22, 1999, it would be approximately March 22, 1999 before a Building Permit could be issued. If an 45 d y extension is required, we would not be able to close this transaction until after May 1, 1999, Jeff Taylor feels that buyer's estimated closing date of October 30, 1998, was grossly misre presented. I am sure that it was not your buyer's intension to misrepresent the closing date and that they are as frustated with the process as Jeff Taylor. Should a 45 day extension be required by the buyer, I would hope that we can set up a meeting with the buyer and seller to work out an addendum to the present contract that will establish a definite closing date. Please give me a call on my mobil 502-1895 or 667-7325 at the office. Most Sincerely, CI DWELL BANKER-Barbara Sue Seal Properties 1 i At" i '.." David Byram Sales Associate CC: Jeff Taylor, Owner Gary Johnson, Broker-Coldwell Banker/Barbara Sue Seal Properties/Clackamas Ray Gelhbach, Broker-Coldwell Banker/Barbara Sue Seal Properties/Gresharn M.J. Roberts, Associate Planner, City of Tigard gil LINDA NISHI-STRATTNER, PH.D. Clinical Psychologist MOP 7420 S.W. Hunziker Rd., Suite C Tigard, Oregon 97223 . 0 Office (503) 620-0157 Emergency (503) 241-4587 lqT a L( ictr evirw14-44, ovu tert-44/ 114.AnYurir' Ate, (41),t c917e/aerek '1/6)au'. '41 (-5/Ati /11.6 C7T2 ity"tAO ri 4 4 . Twbviet- 0/444/ (A- - /),..„13 08/21/98 FRI 15:54 FAX 503 256 2342 GEORGETOWN fit 002 08/21/98 15:33 ' 15035 310 FNT 4TH AVE 44, 'ORGETOWN Z002 -5 Crr _ g, a 3736 - i I 't5 -.' -7i •s 1 I t H.. tom, chapter 7 trustee&s the bankruptcy estr:a OP OEM b. ~ `' L'C 1 No- 92-95114 . 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MP=as=LK ) am ) us: - �: _ inty fa€ sslingtr. ) �. s r Tar instruseert gas a=lonsdlactieei bmfoto se m esizta of Dew F_ 9slse,_ I - ; r .� Off?leL sea ( � _,s sumo exam 1 tav000Lc.upte x `'s� wnssrssaM:w oA�o H°ta°`Y ! ---5-::?.1; Iervpr�rsoN�aSER 12.1996 My� : 9/x/96 <rti" AMER 911CCRELZKI MORN ID: SfI•d1 2718 $TAT'Fi '_ _ B. Taylor J �? 7505 9a P,eve and h 4 73 ErEfrala R. Road h - ` -1 �. os� 97223 �gwl,. &_,� 97273 -t sr�J= County of ItI L= 1 — , :•� • OW 170 _ F+•tlb0 SRS 1:..:4,.;" ,.; a ".'Mr x9rm=ae mom ` � 'It la—..5.:\` u `f P. l +. AUL hood riailif .f. ' sll5r00 Z.7-3- t "C4i :_Z' sa 0 k DOC s 93013796 �° Hect: 54749 149.00 02/23/1°93 03:07:56P14 iiiitAkeV 5474r•JaAeb INiiii _ om. 1i• j—.:. -- ie=.r Ff.. . .1•:00...,-1. ,� .s=--i _,Y,'`..t�-[+�'. .''.fs�"r .TY''T�_ �e.-:•�i s.�i`[Q�r 4 -;. ,ryrc.•K 10'- - .. ID Fidelity National Title Company of Oregon nn • 10540 SE Stark • Portland, OR 97216 (503) 256-0700 • FAX (503) 257-9677 PRELIMINARY REPORT ESCROW OFFICER: Debbie K. Owens, CEO ORDER NO.: 03-33065-28 TITLE OFFICER: Chris Perry TO: Coldwell Banker Barbara Sue Seal Propert ATTN: OT Johnson 11300 NE Halsey Suite 101 Portland, OR 97220 OWNER/SELLER: Jeff R. Taylor BUYER/BORROWER: Lori Queen & Linda Nishi-Strattner PROPERTY ADDRESS: 7505 SW Beveland Road, Tigard, OR 97223 EFFECTIVE DATE: June 9, 1998, 05:00 P.M. 1 . The policy and endorsements to be issued and the related charges are: AMOUNT PREMIUM Owner's Standard 220,000.00 652.00 Short Term Lender's Extended 176,000.00 244.00 Government Service Charge 35.00 10.7, 10.13, 10.34 Endorsement(s) 50.00 2. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A Fee 3. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: Jeffrey R. Taylor 4. THE LAND REFERRED TO IN THIS REPORT IS SITUATED, IN THE CITY OF TIGARD IN THE COUNTY OF WASHINGTON, STATE OF OREGON, AND IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "ONE" ATTACHED HERETO AND MADE A PART HEREOF KF\KF 06/18/98 1 Order No. 03-33065-28 EXHIBIT "ONE" Lot 20, Hermoso Park, in the City of Tigard, Washington County, Oregon. 2 Order No. 03-33065-28 AS OF THE DATE OF THIS REPORT, ITEMS TO BE CONSIDERED AND EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN THE POLICY FORM WOULD BE AS FOLLOWS: GENERAL EXCEPTIONS: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records, proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession. 3. Easements, or claims of easements or encumbrances, not shown by the public records, reservations or exceptions in patents or in acts authorizing the issuance thereof, water rights, claims or title to water. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose. 5. Any statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for worker's compensation, which have now gained or may gain priority over the lien of the insured deed of trust, which liens do not now appear of record. SPECIFIC ITEMS AND EXCEPTIONS: 6. Property taxes, and any assessments collected with taxes, for the fiscal year 1997-1998. Amount: $2,031.62 Account No.: R457302 Map No.: 2S1 1 AB-01609 Levy Code: 023.81 7. City liens in favor of the City of Tigard, if any. A report has been ordered and the Company reserves the right to add additional items or make further requirements after review of the requested report. 3 Order No. 03-33065-28 8. A deed of trust to secure an indebtedness in the amount shown below, and any other obligations secured thereby Amount: $123,750.00 Dated: August 7, 1995 Grantor: Jeffrey R. Taylor, an unmarried man Trustee: Ticor Title Insurance Co. Beneficiary: Hamilton Financial Corporation Loan No.: 1708183 Recorded: August 23, 1995, Fee No. 95059147 An assignment of the beneficial interest under said deed of trust which names: Assignee: The Bank of New York, Trustee under the Pooling and Servicing Agreement Series 1995-5 Recorded: July 1, 1996, Fee. No. 96059299 9. Line of credit Deed of Trust, to secure an indebtedness as shown below and any other obligation secured thereby: Grantor: Jeffrey R. Taylor Trustee: Oregon Title Beneficiary: First Union Home Equity Bank, N.A. Amount: $35,000.00 Dated: August 28, 1996 Recorded: August 29, 1996, Fee No. 96077638 10. A deed of trust to secure an indebtedness in the amount shown below, and any other obligations secured thereby Amount: $32,505.00 Dated: January 8, 1998 Grantor: Jeffrey R. Taylor Trustee: Transnation Title Insurance Company Beneficiary: American General Finance, Inc. Loan No.: None shown Recorded: January 14, 1998, Fee No. 98002962 The following matters pertain to Extended coverage only: 11. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession. To remove this item, we will require an affidavit and indemnity on a form supplied by the company. 12. Any statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for worker's compensation, which have now gained or may gain priority over the lien of the insured deed of trust, which liens do not now appear of record. To remove this item, we will require an affidavit and indemnity on a form supplied by the company. 4 Order No. 03-33065-28 END OF ITEMS AND EXCEPTIONS NOTES: Note A. The address of said land is known as 7505 SW Beveland Road, Tigard, OR. Note B. The County of Washington imposes a transfer tax of $1.00 per thousand, based on the full value of the property, at the time a Deed or other transfer is recorded, unless exempted. Note C. No search has been made or will be made for water, sewer, or storm drainage charges unless the city/service district claims them as liens (i.e., forecloseable) and reflects them on its lien docket at the date of closing. Buyers should check with the appropriate city bureau or water/service district and obtain a billing cutoff. Such charges must be adjusted outside of escrow. Note D. There are no judgments of record against Jeffrey R. Taylor, Lori Queen or Linda Nishi-Strattner. 5 EXHIBIT A AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (10-17-92) and AMERICAN LAND TITLE ASSOCIATION LEASEHOLD LOAN POLICY (10-17-921 SCHEDULE OF EXCLUSIONS FROM COVERAGE The following matters are expressly excluded horn the coverage of this policy and the Company will not vdue for the estate or interest insured by this policy. pay loss or damage,costs,attorney's fees or expenses which miss by reason of: 4. Unerdorceabdity of the lien of the insured mortgage because of the inability or failure of the insured at 1. fa)Any law,ordinance of governmental regulation(including but not limited to building and zoning laws, Date of Policy,Of the inability or failure of any subsequent owner of the indebtedness,to comply with ordinances,or regulations)restricting,prohibiting or relating to(i)the occupancy,use,or enjoyment of applicable doing business laws of the state in which the land is situated. the land;(ii)the chat act.,dimensions or location of any improvement now or hereafter erected on the 5. Invalidity or unendorceability of the lien of the insured mortgage,or clam thereof,which wises out of land;(id) a separation in ownership or a change in the dimensions or sea of the land or any pared of the transaction evidenced by the Marred mortgage,and is based upon usury or any consumer credit which the land is or was•part;or(iv)environmental protection,or the effect of any violation of these protection or truth in lending law. laws,ordinances or governmental regulations, except to the extent that a notice of the enforcement b. Any statutory lien for services,labor or materials (or the claim of priority of any statutory lien for thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation services,labor or materiels over the ken of the insured mortgage)wising from an improvement Of work affecting the land has been recorded in the public records at Date of Policy. related to the and which is contracted for and commenced subsequent to Date of Policy and is not lb)Any governmental police power not excluded by(a)above,except to the extent that a notice of the financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which exercise(hereof or a notice of a defect,ken or encumbrance resulting from a violation, or alleged at Date of Policy the insured has advanced or is obligated to advance. violation affecting the land has been recorded in the public records at Date of Policy. 7. Any claim which arises out of the transaction creating the interest of the mortgages insured by this 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy laws,that is based on: which would be binding on the rights of a purchaser for value without knowledge. (i)the transaction creating the interest of the insured mortgagee bang deemed a fraudulent conveyance 3. Defects,liens,encumbrances,adverse claims,or other matters: or fraudulent transfer;or (a)created,suffered,assumed or agreed to by the insured clamant; hi) the subordination of the interest of the insured mortgagee as a result of the application of the (b)not known to the Company,not recorded in the public farads at Date of Policy, but known to doctrine of equitable subordination;or theirtsured clamant and not disclosed in waiting to the Company by the dv±ured claimant prior to the (iii) Iles transaction meeting the interest of the insured mortgagee being deemed a preferential transfer data the insured clamant became an insured under this policy; except.:ept where the preferential transfer results from the failure: ltd resulting in no loss or damage to the insured dentant; (al to timely record the instrument of transfer;or Id)attaching or created subseouonl to Data of Pou r:v.r ;Id 01 such re.nordanon lo copier,once to a p,nrtias,e Ior valno a a 11 fAgeune1i or horn rr„d,tn, feu resulting in loss or damage which would nor have been sue;tan,,-d it[tin n,s,aed dramani had paid AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY 110-17-92) AND AMERICAN LAND TITLE ASSOCIATION LEASEHOLD OWNER'S POLICY 110-17-92) SCHEDULE OF EXCLUSIONS FROM COVERAGE following matters are expressly excluded horn the coverage of this policy arid the Company will riot (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the oss or damage,costs,attorney's fees or expenses which arise by reason ol: insured clamant and not disclosed in writing to the Company by the insured clement prior to the date 4 Airy law,ordinance or governmental regulation(including but not limited to building and zoning laws, tte insured clamant became an insured under this policy; ordinances,or regulations)restricting,prohibiting or relating to(i)the occupancy,use,or enjoyment of (c)resulting in no loss or damage to the insured claimant; the land;(nil the character,dimensions or location of any improvement now or hereafter erected on the (d)attaching or created subsequent to Data of Policy,or land;lid) a separation in ownership or a change in the dimensions or area of the lad or any parcel of le)resulting in loss or damage which would not have been sustained if the insured clamant has pad which the land is or was a pat;or(iv)environmental protection,or the effect of any violation of these value for the estate or insured by this policy. laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement 4. Any clam which wises out of the transaction vesting in the Insured the estate or interesl insured by thereof or a notice of a defect,hen or encumbrance resulting from a violation or alleged violation this policy, by reason of the operation of federal bankruptcy,state insolvency, or similar creditors' effecting the land has been recorded in the priMec records at Date of Policy. rights laws,tttat is based on'. (b)Any governmental police power not excluded by la)above,except to the extent that a notice of the Ii) the transaction creating the estate or interest insured by the policy being deemed a Iraldulent exercise thereof or a notice of a defect,lien or encumbrance resulting from a sedation or alleged conveyance or fraudulent transfer;or violation affecting the land has been recorded in the public records at Date of Policy. (ii)the transaction creating the estate or interest intsrred by this policy being deemed a prelerentid 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records transfer except where the preferential transfer results from the failure: at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy la)to timely record the instrument or transfer;or which would be binding on the rights of a purchaser for value without knowledge. lb)of such recordation to impart notice to a purchase/for value or a judgement or lien creditor. 3. Defects,liens,encumbrances,adverse claims,or other matters: Cal created,suffered,assumed or agreed to by the Insured clamant; The above ALTA policy tams may be issued to afford either Standard Coverage or Extended Coverage.In addition to the above Exclusions from Cover age,the Exceptions from Cover age in a Standard Coverage policy will also include the following General Exceptions: SCHEDULE B GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage Card the Company will 1101 pay Crete,atterterys'Ions no expen,aesl which mist by reams Of. PART 1 Taxes or assessments which me not shown as existing liens by the records of any toeing authority that .1. Lnsemasa.or claims of easements Of elx:umtaax:es,not shown by Ito.public records,nvwvatoly+ levies taxes or assessments on real property or by the public records,piocsrdn,gs by a publm agency im excoption u,palants of in acts&Abating the ssuancs(hereof, water netts. dorms no Ole m which may result in taxes or assessments,or notices of such proceedilps Meal r or rot shown by the w;dm. records of such agency or by the public records. 4 Disrvopurvues.,.ordbcts in boundary hirers.shortage in aoe,«nr.roac:h,nonts.or any attar I acts wtu:l■ 2. Any facts,rights,interests or dame which are not shown by the public nvcords but which could be a correct survey would disclose. ascertained by an inspection of said land or by making inquiry of persons in possession. b. Any statutory liens for labor Of material,including bens for contributions due to the State of Oregon la unemployment compensation and for worker's compensation, which have now gained a may gain priority over the Gen of the insured deed of trust,which liens do not now appear of record. • Fidelity . 57 tri . • -National Title Co. of Oregon and ill° 'd premises ComP°"Y assumes The be I I • ecl by°duo!su i n locating sal rvey. m09.10 ,...,_ d location ascertain dimensions on sketch low is made solely for t A.e f assisting no liability for variations.if 011Y.irt , - _ 1 _ \ \ N 83° 00' W. 3 300I00-7 ,3,200 IC, „,-.4;,,„,,,-roue. 945.a' •1400 1 1404 1403 I 402 1401 to ,-, .. i. 8 7 6 5 4 3 2 *-• :. . . 0 - lam' ,. 100' 100' o - : ■ 100' 100' 100'- o. • - 100' ■• \''` 0 H ERMOSO ,i WAY .11 -1 115' N 84° 26' W. 100' MO. 100' / 1607 1605 1700 ':_---- toe — ---1 8.2.5. 1800 1601 1502 itit.43 -(4 50' 277.3' sn „ -, — , , oi (3 1Nt- 150' — 1501 O In O 0 z...) N.E. 9 ..1.' Te f ) 10 lit I I . -2.--, .f\ - 12 a 13 — —ri . -. 0 la 0.......c Ii -.0 . 23 ., . . c2, _ . ..., .00 _ .00' N.94°26'VE 110 100' to 110' 100' S.911° 011' E 130' 110' *•‘• • 1609 no' N.84° 26'W. a," 1608 1600 1 le 129.72' V i 1606 1604 1900 1502 .0 i wa _ 0 I, .; 2 2 i " 20 ft,' .: _ . 19 2 18 0 e 17 = 16 . . 0 v. 0 - - a 01 i5 i - in R r 20.t, •Rz ZIS Z 130' .10. 4,., 90' 110' - ""‘. sv,,, • 110' . 110 110' 11*: ROAD 1,4:84' S. W. B EVELAND 120' . G 0J-1-. Lz-t•)- 120' 120' 120 - 2701 2702 2703 2704 2705 120 2.706 120 2707 106 6' R.Z km ) _ 25 a '''' 26 oi \ -.1. 27 / \ ,--, 28 r\ 1°- a--: .. .,---- ..; 30 0 -v. ., 31 - .. .. _ 4 N • ... .. _ . Revised 5-20-98 Finances page 1 05-29-98 7505 SW Beveland Street Property Finances Estimated Project Costs: $220,000 purchase price $ 20,500 sewer (approx. $50/foot from east boundary: 410x$50) $ 20,000 street improvement(approx. $150/lineal foot: Beveland: 110 x$150=$16,500 Hermosa: 150 x$150 =$22,500 $ 8,000 architect fees (minimum $ 5,000) $ 15,000 parking lot (minimum $10,000) $ 10,000 building paint,carpet @$5.00/sq foot(minimum 6,000 $ 20,000 exterior $10,000 $ 30,000 moving walls, minor plumbing 20,000 _ -$ landscaping? $ 15,000 fees and permits? $ 240.00 Pre-application fee $ 180.00 Structural Engineer $ 355.00 Septic inspection $ 125.00 Locate septic $ Washington County Sewer $ Traffic Impact Study by City of Tigard $ 210.00 Civil engineer storm drain analysis $ 3,000.00 Storm water fee $ 100.00 Erosion control analysis $ 900.00 Building permit others? $358,500 total cost of the project n a o n e e r MEMORANDUM TO: Triangle Properties r r„„PROf Linda Nishi-Strattner 1 rr E�`S4(Via USMaiI) 5E 3 9 l FROM: Bob Pankratz, PE 1 ' OT.;^SON O vC< fan^ �\./ CC: Stewart Straus,Architect B1 "' W/attachments rRT PAt (Via FAX) 45,p. /-i/i''f DATE: August 18, 1998 RE: Beveland Rd Development—Downstream Hydraulic Analysis Insert to Site Development Package Hello Linda: Hope you all are doing well.Attached is my preliminary work on the storm water runoff and water quality portion of the site development package submittal to the City of Tigard. I spoke with Brain Rager of the City Development Dept. about the Downstream Hydraulic Analysis that they had requested and we decided that a complete analysis of this rather complex system was not needed for the following reasons: ❑ The small amount of additional water (in cubic feet per second, cfs) to their system caused by the increase of impervious area by your new offices could be "detained" by the water quality (WQ) pond we are proposing. I have done a quick analysis of this proposed WQ pond to show that this is so and it is attached as part of your submittal to the City. In a nutshell, the discharge rate (i.e. cfs) of stormwater leaving the site after development will be the same as. or less than, the discharge rate before the site was developed. Civil & Environmental Consulting Engineers PIONEER ENGINEERING CORPORATION 734 Hawthorne Ave.NE•Salem.Oregon 97301•503-391-2349 Triangle Properties Beveland RD—Tigard Hydraulic Analysis Aug. 18,1998 (cont'd from pg.1) ❑ The site is at the downstream end of the "probable basin" (see attachment) that discharges through the 15" diameter pipe fronting your property. The site will be in the beginning of the "wave" that moves out to the ravine below your site and should not increase the peak wave moving down through the pipe. ❑ Given that the 15" dia. storm-drain has a capacity of approximately 15 cfs, your sites' contribution of 0.12 cfs is less than 1% of total flow. The attachments are: ❑ A USGS topography map showing the possible drainage area to the 15" pipe in Beveland and the location of the site within the basin. ❑ Storm water pond routing analysis using the "Waterworks Program"with the Santa Barbara Urban Hydrograph methodology (2 shts). ❑ A drawing showing the existing impervious area and the proposed "additional" impervious area. ❑ 15" pipe flow calculation sheet (Haestad Progr.) Should you or Mr. Rager have any questions on this analysis, feel free to call me at 503/391-2349. Best Regards, Bob Pankratz, PE ATT: as noted PYSC9814/REPORT Pf 2 I - � 1/4:---77...1/4:---77..... • .%� O t i � • • \ • • . ,liss) , ' 4 . : .1 4 • ,-:-- . r ,• : - : . • .... • • • Al_ T ... ._ _.. _. { / t 1� ) y ` � �y `' •• I ma MI % uems )� • ••_■ . __-... •_L_ - - 1 tr ' • 1,v-"P?• ki7 • ) 0 � \ o i i I ( .. .i , •- ® S lo ..../- (..\j , . 0 1'4;1 ...- :. 40. / • ..r) ...." )" ---.-. m III �p'� < ,. •i 1•-• ... - - (--C:)-. 7=" 1111111 .'\ 0 ku Ni i , ..A.„. . •,. • .• •,.. . ,-,,\, \.7_. -___.L1. . • .,:),. :,... . L. . . gt ).- J ) 1 /4 ..,.\\ } . I. •, . • • • •1 ___. ..4.. ____ 0/ • \.0, ..,,,,,st.H.. l \ ... \ \ --.-----, (k2' • ../ \ . .. i/ . ...____:, , „iv" kl r, 1 L • ad • •• • • ` • i t\� a• 8/18/98 page 7 ANGLE PROPERTIES - BEVELAI ROAD BASIN SUMMARY BASIN ID: 10POS NAME: 10YR OVER PROPOSED NEW SITE SBUH METHODOLOGY TOTAL AREA • 0. 36 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE TYPE1A PERVIOUS AREA PRECIPITATION • 3 . 50 inches AREA. . : 0. 20 Acres TIME INTERVAL • 10. 00 min CN • 74 . 00 TIME OF CONC • 10. 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0. 20 AREA. . : 0. 15 Acres CN 98 . 00 PEAK RATE: 0. 15 cfs VOL:- 0 . 06 Ac-ft TIME: 480 min BASIN ID: 10PRE NAME: 10YR STORM OVER EXISTING AREA SBUH METHODOLOGY TOTAL AREA • 0. 36 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE TYPE1A PERVIOUS AREA PRECIPITATION • 3 . 50 inches AREA. . : 0. 26 Acres TIME INTERVAL 10. 00 min CN • 74 . 00 TIME OF CONC • 10 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0. 20 AREA. . : 0. 10 Acres CN • 98 . 00 PEAK RATE: 0. 12 cfs VOL: 0. 05 Ac-ft TIME: 480 min STORAGE STRUCTURE LIST TRAPEZOIDAL BASIN ID No. S1 Description: WATER QUALITY/DETENTION POND Length: 10. 00 ft. Width: 2 . 20 ft. Side Slope 1: 3 Side Slope 3 : 3 ,k_d rX2 e1 Side Slope 2 : 3 Side Slope 4 : 3 Infiltration Rate: 0 . 00 min/inch DISCHARGE STRUCTURE LIST MULTIPLE ORIFICE ID No. Dl Description: ORIFICE DESIGN, QUALITY Outlet Elev: 200. 00 1/(Q�2/F/fE Elev: 199 . 00 ft Orifice Diameter: 2 . 1000 in. ' Elev: 201. 00 ft Orifice 2 Diameter: 12 . 0000 in. /7y0/e06 E/11 /1 ,cam r 1irL PSI Eir) r r/ea LV,49a 8/18/98 page 2 • TRIANGLE PROPERTIES - BEVELAND ROAD HYDROGRAPH SUMMARY ?Oa 7-74/6 PEAK TIME VOLUME � HYD RUNOFF OF OF I Contrib NUM RATE PEAK HYDRO Area cfs min. cf-AcFt Acres 1 0. 124 . 480 2342 cf 0. 36 Pee- Pe`1(4' 'e 1 2 0. 150 480 2725 cf 0. 36 Pe S t 11 0. 121 500 2725 cf 0 36 , De f4,Aeet . (PposT LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-> STORAGE DESCRIPTION > (cfs) (cfs) --id- -id- <-STAGE> id VOL (cf) 10YR STORM DETAINED 0.12 0.15 S1 D1 201.00 11 : 70.61 A/o rt..: "ifss‘e- -/ 7A/FLGti0=c ,s e Fs ou rf<oty =o, /- e is = .2D/, 0 0 u__ /¢,e EA 00. 00 TO 4111.11111 .<2,/d 0,4e/fic E �eir y S r ', ',vl D/z4i1J CoNT-/e)L S i 12 '-' 7 'P f/ZD/ oSEO J 47 /Z Q6/i cz/ T!J ��gr4"--/v7/0Al foA/v 1 . 1 I . 1 25.00,' . / . . .11040' .:' , APPROXIMATE ■ Cri ' \''.....„...... ' i''. • ,• \ Li 00 I .i. ' r As - .. .. . . .• , I! , 11 ' I . <5.1' • - ' :'CAteliFq 1 • 0 4, ,,,,......2,0 os _ . ..., HOUSE............. 1`.-:. .'-'7:4s-------. ,ofl3Ec15 ! ..../ I i' • I •!..- ' ' 1 A -s. , . 0 .._... A : : 0 — iii Li t' . • i • . lq . s N : ' i 404 . _----A7/5 7— ___L---- 2Z---/Z7/ ._ / , . , ir,„.. ,., ... ,..7„.., WIII.III"-- 1 • : , z '-.; .., . pialei.n.W, 4- . '-- ,..--:_ci • 1 , . , 46. .,:., ....,9.9.4*!..4 1111. \‘ \ lb' I - 0 I ! , • till.Pi . .,./•;./ ri• , Oilik.'' . C)°5 i . 1 ih.:: f.?k. .:.01,_.• all/WO, , (i) 111%cf,.■A' ',744,. liti. . .! • . N,,, .-`er-zit,---L.-HT:E-La-zi-,7---,7,-;•--- iiiimmo , . (22_24 0 l?'j ‘, \_ -:.-....vii.„..,„,9_, _ la • ..._....;.-----._ / 4 _ 7.,..........,....,1 -•.-..._-- 4 . • • ._--........____ 7 , .,. J5* CONC. STORM at !! 0 . I • 0 .. _ !!,:,_, / i :!)ie-) :'.: 0 i , ,--... i ' (.0 g ` ' - --.1* : ( 'I 4 ‘, •,...) , CT/ 1 ,.... • / \\ \ •• --1 '' ----....... - ..1 POIIM MI- NT:5 ) TRIANGLE PROPERTIES - BEVELANO RO Ite4.60. Dote , 011tO0o .-- ..—, MM. ‘ . PRE/POST DEVELOPED IMPERV. AREA mem i„,„„,,,„„zi„jar /24.._P -.,.. ),,.,.4 .------ ---- o„....?7.1y...:0 R.: Anneet tryviseenq.Corpors,Lio.ar 1 Ic....:.NM 0:3340,-POD I 1 I i -- Circular Channel Analysis & Design Solved with Manning's Equation Open Channel - Uniform flow Worksheet Name: triangle Comment: 15" dia. conc. SD on Beveland; Capacity Solve For Full Flow Capacity Given Input Data: Diameter 1. 25 ft Slope 0. 0500 ft/ft Manning's n 0. 013 Discharge 14 .44 cfs Computed Results: Full Flow Capacity 14 . 44 cfs Full Flow Depth 1. 25 ft Velocity 11. 77 fps Flow Area 1. 23 sf Critical Depth1. 23 ft Critical Slope0. 0456 ft/ft Percent Full 100. 00 % Full Capacity 14 . 44 cfs QMAX @. 94D 15. 54 cfs A-�/ , 'x') Froude Number FULL /� I /S . ' S's 5'0 '/0 s / _ , /2r Jo C/51 /V2 / % Open Channel Flow Module, Version 3 . 42 (c) 1991 Haestad Methods, Inc. * 37 Brookside Rd * Waterbury • Slewail 6orJon 51iau5, /tickled 1 532 1/Jefferson 5ireei Porilanc, Oregon 97201 Phone; ( 03) 224-7510 Fax; (50 5)224-7208 E-mail; sgsospirelech.cor7 11E11Ol:ANDUl'7 Date: August 20, 1998 To: City of Tigard From: Stewart Re: Site Development Review Application Narrative—7505 SW Beveland GENERAL The applicant proposes to convert an existing residence to use as a suite of professional offices. The existing exterior configuration and appearance of the structure will be retained essentially without modification, except that the entrance will be relocated from the intermediate stair landing to the lower floor. The site will be modified by addition of parking and a half-street improvement along Beveland. While the proposal intends to meet the intent of all applicable development criteria, it is understood that the unique location and presence of a considerable number of mature fir trees along both the Beveland and Hermosa rights-of-way will mitigate those features that are not in strict compliance with the criteria. Property tax map designation: 2S101 AB—01609 Zoning designation: Mixed Use Employment (MUE) LOT COVERAGE, SETBACKS Maximum floor area ratio (FAR) for commercial use is 40%; proposed floor area is 2,400 sf on a site of 16,000 sf, or 15%. • Maximum building coverage is 85%; proposed coverage is 1,200 sf on 16,000 sf, or 7.5%. Minimum landscape area is 15%; proposed landscape coverage is 10,000 sf of 16, 000 sf site, or 62.5%. Setbacks required are zero at entire perimeter, except 20 feet at north and east as required for buffering. This is not possible at the east side due to the fact that the existing house already violates the 20 foot requirement. The required parking also cannot be provided without violating this 20 foot requirement due to the unique characteristics of the site. It is understood that a lesser buffering width will be allowed if mitigated with landscape screening equivalent to what would be provided in the 20 foot wide buffer width; the proposal provides for such landscape screening. • City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 2 PARKING AND ACCESS Required parking: 1 space per 200 sf of floor area - for 2400 sf, 12 spaces required; proposed parking is 15 spaces total, including 1 handicap and 6 compact Compact space calculation: requirement states that 40% of required spaces may be compact; our interpretation is that 60% must therefore be full size; 60% of 12 required spaces is 8 spaces; number of full size spaces proposed is 9; therefore proposed parking meets requirement. Parking space size: full size to be 8'-8"x 18-0" minimum; compact size to be 8'-0"x 15'-0" minimum; proposal meets or exceeds these sizes. In addition, an 8'-0"wide access aisle is provided at the passenger side of the handicap parking stall. A maximum of 3'-0" has been deducted from the length of the parking stalls where low level landscaping has been provided; this landscape area is not included in the landscape area calculation. Site access: one required at 30' with driveway at 24'; proposal shows these dimensions. Bicycle parking: one required for every 15 parking spaces in location protected from automobile traffic; proposal shows one bicycle parking space using a bollard mounted locking loop. Pedestrian access: walkway extending from the main ground floor entry to the building to the public sidewalk and street is required; proposal shows walkway from main entry to public sidewalk as future to be developed in conjunction with the right-of-way improvements along Hermoso Street. Loading area: required for commercial developments in excess of 10,000 sf; none required for this proposal, which is less than 10,000 sf. BUFFERING, LANDSCAPING, TREE REMOVAL, VISION CLEARANCE Buffering: requirement for 20 feet of buffer width along north property line is met by existing landscaping as supplemented by new landscaping in locations not fully screened; requirement for 20 feet of buffer width along east property line is not met due to location of the existing house and necessary location of parking to meet new parking requirements; the lack of buffer width along the east property line is mitigated by use of higher density landscaping within the available space; this should be considered acceptable because the adjoining residential properties are all within the same MUE zone expected to be changing from residential to commercial use in the future. City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 3 Landscaping: percentage of landscape coverage is noted above; street tree requirement is considered met by existing fir trees located within public right-of- way; should sufficient numbers of these trees be removed due to other construction requirements or arborist recommendation that required street tree spacing is no longer provided, new trees will be added in appropriate locations; three new deciduous trees are provided in the parking area to meet requirement of one tree per seven parking spaces; new shrubs are provided at the perimeter of the parking area to provide screening from the public right-of-way. Tree removal: the report of a certified arborist is attached herewith addressing the removal of existing fir trees within the public right-of-way. Vision clearance areas: required areas are noted on the drawings; existing trees within this area are proposed to be "limbed up"to above 8'-0" above street level and all vegetation between three and eight feet has been removed; new screening vegetation has been placed behind the vision clearance lines. IMPACT STUDY General: the development proposed for this site creates negligible impact on public facilities and services because the intensity of use is not significantly greater than the residential use now existing on this site; the greatest impacts will be from additional storm water due to increased impervious surface, and removal of existing mature trees, primarily from accommodation of the required public right-of-way improvements. Storm Water: the area of impervious surface is being increased from approximately 2500 sf to 4800 sf on site; the impervious area within the Beveland right-of-way is being increased by approximately 700 sf(street paving and sidewalk); the total impervious area added is approximately 5500 sf, yielding an increased storm water run-off; the existing storm sewer located in Beveland is a 15" diameter concrete pipe, which now serves all properties over the entire length of Beveland from the Candlewood property to the west to the parcels adjoining Interstate Five to the east; storm water added by this development is accommodated within the existing public system; see the attached Civil Engineering calculations for downstream analysis and description of on-site water quality and detention features. Trees: there are approximately 40 mature fir trees within the existing public right-of-way and on site that provide an amenity to this property and the neighborhood; it is the developer's goal to maintain as many of these trees as possible; the majority of these that must be removed are conflicting with required location of public right-of-way improvements (added paving width, curb and sidewalk) along Beveland; impact on Hermoso is mitigated for the present because public right-of-way improvements are not required at this time; on-site trees removed to create new parking areas required are mitigated by added landscaping at the perimeter of the parking. City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 4 Transportation System: the professional offices proposed for this site will yield an increase in automobile trips to this site to approximately forty per day, based on the number of offices and the interval of client appointments anticipated; it is anticipated that all professionals and clients will access the site by private automobile, although some minimum use of public transit or bicycle might be remotely possible; the extremely low volume of traffic expected will not have a significant impact on the area, particularly in consideration of the larger commercial developments envisioned for the surrounding properties. Park System: professionals and clients using this development are not expected to add to the use of public parks. Water System: the demand on the water system is not expected to exceed that of the residential use existing on the site; in fact, the existing showers, tubs and washer are being removed, thus reducing the potential demand; the existing water meter serving the site will need to be relocated behind the new Beveland curb. Noise: the use proposed for this site is professional offices that produce no noise that cannot be completely contained within or mitigated by the existing building walls. • Public Right-of-way Dedication: to meet the required width of Hermosa as a local street according to the Tigard Triangle Design Standards, a five foot. dedication will be provided; no improvements will be provided in the Hermoso right-of-way at this time, but a ion-remonstrance waiver will be executed. Overhead Utilities: overhead lectrical and telephone lines are currently located on the south side of Beveland; because these lines are not adjacent to the development site, the develop r will pay the undergrouding "in lieu or fee. MUE ZONE AND TIGARD TRIANGLE REQUIREMENTS Guiding Principals of the Tigard Triangle: the proposed use and site development concept is consistent with these principals with regard to integration of significant natural features (existing mature trees), establishing people-friendly spaces, and providing transition from existing low density residential areas that respects the livabilty of the residential areas. Because of the small scale of the proposed development, and the fact that it is the first non- residential use along Beveland or Hermoso, its significance as part of the overall fabric of the Tigard Triangle is quite limited; it will be defined more by future development of adjacent properties than by its own features. City of Tigard Site Development Review 7505 SW Beveland August 20, 1998 Page 5 Site Design Standards: the proposed development, incorporating an existing structure, necessarily is unable to meet several of the specific requirements for the Tigard Triangle—maximum building setback, pedestrian oriented front yard, parking at side or rear of building; the walkway connection from front door to public right-of-way is proposed as future in conjunction with public right-of-way improvements on Hermoso, which are not required at this time (the proposed main entry to the building is closest to the Hermoso frontage). Building Design Standards: the proposed development accommodates ground floor windows (although not within 10' setback), building facade not exceeding 50'without "break-up", weather protection for the main entry, roof that is fitting for the building structural system, and absence of roof-top equipment; the existing building materials—mostly plywood with battens—will be maintained, which is considered to be appropriate both for the proposed use as a "homey" environment for psychologist offices, and the fact that this building must be a transitional structure between existing residential and future commercial structures. Signage: the limits of location and size have been met with a proposed sign measuring 8'-0" x 1'-4" mounted on a wood lattice screen fence along the southwest edge of the proposed parking; this sign will be indirectly lit with ground mounted floor lighting. Landscaping: the L-2 General Landscaping requirements have been met by combination of existing and proposed planting materials. I RIGHT-OF-WAY I RIGHT-OF-WAY 1,11.7-01.-W I i ,a,�Y I WOVEN WIRE FENCE I 25. r 1000/ / I _ APPROXIMATE i N /•;.:..1 1. 6 •q7--"Iii'' PROPERTY LINES INI ' �r s , _L.[-Tp�- 4,,„ 1,':./ , 21FIR .12 4,l' r1` ;f2f FIR. ., . 1 I t L I Set 04 P `� I HE � � ` 4'Y(REMOV:a .. II i 131i0,'' •„r:# 1 .YY j i � °�'�7MOVEO) �� u.a \• i 1' '1I � - I • ^lv ,1 �� HOUSE�� . ' ` `� t EXI9T BUIIOI •I I , 4• f `'�i I •:MOV=. `Y YiO .i i III. 7 QSE H i1a�`�' /4"�I SOS I`��� 1I . 1 i 1 .niik.it C.B. RIN EL._SB9.78 ;,q�� .� ,, �, �A�� ��r, � - ii B•I.E. OUTsEI-SB7.6. Ill{'�� .7 203 ffMM;; veo) r" i lig 1 x-. Nii � :a��P o� Cn C.B. RIM Ei._=80.98 ` - ,16•I.E. IN qEI !86.19 :M.�}' �� ',t 10'I.E.PB I0I_188.71 � ■ \ �� ���\ "•� W B•I.E. 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ELEV. 201.25 LOWE• CONC PA ZNG MIT GAS METER . 1 i 9 PAINTED TRIPING p,^ y F IIY'ilN1 ■ll■.rl,ARf y, 4 I NEW 300 GAL �` .• ti.. �O SCEPTIC OLOING I k � ' i.. + i1 '•.:rs•3 ' I' I }qe �A TANK s .• 1�� :.-: kti ;• iti�'a ' a A 7l NEM 6' DIAM STEEL , �® �' ". ^c%. ''r'v PIPE BOL�ARO �A II t `;+t. •' ''. ri?': .:.;:,tic-Af 20 \ .,'. .' i...;vti .y... `,a• ,_oar �. ■ � ,~ °' ',t' � �t"..e.'',,�`}tSrt.. 'l'>� \ 3' ABS COLLECTOR NEW 3' WOOD I d ..y S;.;.ti•r.. !M FENCE 1/ ' iw ;. .` _i.',�•'. ... :t x" FROM ROOF R /SIIGN " `� "N.-' 4.:;-:••••• ❑DRAINS �♦ - a I I .... .:c Viet'• "..•, to •:..■ .._. r_ . CO 's :Y•J F� h.' .a S. . LT_ co •'a• ,\ :i.'<<:..{r•. .;3C:j.'a. rV,M1 _ a,+c'S y,p i�: .u. 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DETAIID 41% 16( APPLICATION FOR INSPECTION TO AUTHORIZE LAW— #04- THE USE OF AN ON-SITE DISPOSAL SYSTEM WASHINGTON COUNTY DEPARTMENT OF HEALTH AND HUMAN SERVICES ENVIRONMENTAL HEALTH AND SANITATION CR#: DATE: FEE PD: lb-55.�z7 Authorization Notice Inspection Biannual Inspection of Hardship Connection No Field Visit MAP AND TAX LOT #: TOWNSHIP 71G-1-14 RANGE .Z s; SECTION cl/ T.L. # C i C i ROAD/DIRECTIONS: f3a%c.,tAb s Loc4r6 OFF 72 s•;. .ve r 72 sf o Fr- P- ipc?. ;-,2onc #w .i 7 7,5-o w. ,�'Z•vn_qAL) sr APPLICANT'S NAME: 7 ia,4tE PAoPEApeS OR. chvD,4 At/rs in-sr/tATrn'EK Phone# (H): 24/5"-2.5-68 ADDRESS: 7y zo T w. y✓121,4:A .r ere - (B): A.20 -of S'7 7i 6AaZ 0A, 0772,27 Size of Property (Dimensions/Acreage) : Water Supply c.Jry Why is the Authorization Notice needed? (describe in detail - if bedroom number change, describe previous and proposed) : c vN✓EA-rio.J i4DH A AES)6 dJF,t6 SPAe '1/J -f'J3S-rspi .l MUG-TURAL C low t-fJ ''A4 Pafc) FOR SYSTEMS 5 YEARS OR OLDER. THE FOLLOWING REQUIREMENTS MUST BE COMPLETED PRIOR TO SUBMITTING THE APPLICATION: 1) Provide a pumping receipt with a septic tank inspection report from a licensed pumper dated within the last five years. The septic tank is required to be pumped out if that has not been done. The top of the tank, baffles, and inlet and outlet fittings (when accessible) shall also be inspected. 2) Uncover the distribution box or top drop box. 3) County file is to be attached, or if the Health Department does not have a record of the system, attach a plot plan which includes the location of the house and all existing structures, driveways, wells (including neighbors), property lines, location of septic tank, and location and length of drainlines. Include all distances and setback of septic tank, and location and length of drainlines. Include all distances and setbacks. In some cases, portions of the drainfield may need to be uncovered. FOR SYSTEMS LESS THAN 5 YEARS OLD: 1) Portions of the system may be required to be exposed. 2) It is recommended that steel tanks older than one year be uncovered and inspected. FOR ALL SYSTEMS: 1) If the purpose of this inspection is for an addition to your residence, the location of this addition must also be included on the plan. 2) Land-Use Compatibility Statement must be attached. By my signature, I certify that the information I have furnished is correct, and hereby grant the Washington County Department of Health permission to enter into the above described property for the purpose of this application. Signed By: ` //.V Date: 6- 9 '',j 'Please circle one: Owner A e J:\..\env\wpshare\linda\authonot.04-30-97 FOR DEQ USE ONLY • LAND USE COMPATIBILITY STATEMENT FOR ON-SITE SEWAGE DISPOSAL SYSTEMS APPLICANT'S NAME MAILING ADDRESS PHONE r//a iv 6-cam ?i oi" itES 7'Zo /!vA/,k6•( g �'��1- c� Jt{_ (.../a3R A/„cm-S IRA T7rAlCYZ 620 - D/S7 741.Z0 Sill RYA iKCR Ro ✓ c- 6-1114-6 . 7zx3 %/G-d2) 01Z 427.222 CITY STATE ZIP TMINSHIP RANGE SECTION TAX LOT OR ACCT NO R 0 T/(ry/�l7 .2 s / G7 / ,0/6o 0 C P A SUBDIVISION/PROJECT LOT BLOCK COUNTY E T R I /-/ At/'jOS0 ?/3/ZJ< 0 T o ,.,/AS A///U Y N PROPERTY IS A LOT OF RECORD CREATED BEFORE AUGUST 1, 1981. PROPOSED LAND USE c'Qn!✓cRSIO � f/20A{ RcS OFfILc 1Pf}GE NV j✓3S�An19/AL S1t?JG1'(t4 . CI1, J(.6S STATEMENT OF COMPATIBILITY FROM APPROPRIATE LAND USE AUTHORITY (An equivalent statement may be provided in lieu of this form) PROPERTY'S ZONING DESIGNATION A44) THE ABOVE PROPOSAL HAS BEEN REVIEWED AND FOUND TO BE: �/EOMPATIBLE WITH THE LCDC ACKNOWLEDGED CONSISTENT WITH THE LLJJ (X PRREHENSIVE PLAN STATEWIDE PLANNING GOALS OR ri NOT a iQATIBLE WITH THE LCDC NOT CONSISTENT WITH THE ACKNOWLEDGED COMPREHENSIVE PLAN STATEWIDE PLANNING GOALS REASON FOR FINDING OF COMPATIBILITY / INCOMPATIBILITY tePn; 1 t o i . r �J RO' q is Co^s�'5441- ✓ COrnp./p/ 0A11,1/c 91/gn TY IS LOCATED: (check one) . J (✓5L < 2l��Pryart �� INSIDE URBAN GROWTH BOUNDARY OUTSIDE URBAN /� [ INSIDE CITY OUTSIDE CITY LIMITS GROWTH BOUNDARY q^)/ 4Se^ OFriYs LAND USE AUTHORITY SIGNED ? _ TITLE DATE � // DATE SSOC/qh. "2441 `-Zs-4?,? ❑ CITY/COUNTY CONCURRENCE IF INSIDE URBAN GROWTH BOUNDARY SIGNED TITLE DATE (3/21/90) ; . -.._- ±___r) I.;n s 7:--2-••At cs.• •• ' • , • i 1 ; .• . • -r.Alp. \ 151 Ard 2 elf.7,,/- ■.___ • , . 0 wnoi- B,.,/ Li e . : . . . • . A 1 6 .7- 34160 . . — . . . . ... a 1 //0 02' • .7- ... :._..:1J l..a.7 20 //S.' .. . . . . .._,.... :.f.l.t — -iN...., • . ri N. -... ..1...6 •. . < , 4 LO• ' ///• / ..5.::• - . a 0 0.•' . . Cji .... . O .. .• "..? „.... -.. 0 ,, . ..., .,,... • e i t4.4 .., , .. .si. •/ \ N. .//-: . : WASHINGTON COUNTY - 1 • \ HEALTH DEPA.Itair i \ Pubik Health santtinln -. e■ i , \ . AUG 2 41964 i ■04..47 wit.t•N..ILIIIS 111110114110“INN 1:...s:r. „.01.107111,1 1.0440806 SOOVIIM4 1 la"41.''./.;pi. 1;;;r1WV■Iiilagm00.7:Ftti fa= 46" 6 / 't \ , \\I. \ ...r, 0 .. _ . \ \ 1 \ 6. , \ . "A --4,. . :-. 1.\ s's \ \ ■ .., ... \. ...L. 78' t AI See le li:", /'o•• . . 1 1 r S-.61.) &eve I A •-/Ci .. , • ' . 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'vTY/7 : • a ri 06 - dZ - Nt"1 • AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223 I, HIM a'111-Srrgmhi i2., , do affirm that I am (represent) the party initiating interest in a proposed CoM✓a'As,o,J f/MoM ,PCS11),4Cr To au-gm/es-if affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 75"os S. W. ac✓EL/FN, Si. 77 kfikb oR , , and did on the y day of Jvn/e 19 %Z personally post notice indicating that the site may be proposed for a application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at '7Sos' 4'. UJ. 12e vF-t,4b Sf. 71 G--4 Ai) p,Z (state location you posted notice on property) i gnature (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 q day of Tan(. 191 cttc'' OFFICIAL SEAL ��.DEBRA E MY /( .. ,�c y� , ))111.44 NOTARY PUBLIC-OREGON COMMISSION NO 302834 NOTARY PU IC OF OEGON MY COMMISSION EXPIRES JUL 10,2001 My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: CON✓ERJ',o,J Atom Ass,D E-iLicE >o e'✓S,.iGU (orrice) Name of ApplicantIOwner. 7-Ri,4.1.471.E ?AD PEAT Jot S' I Address or General Location of Subject Property: 7S0 S" S.c,/. .e?'✓ECg,11 Subject Property Tax Map(s)and Lot#(s): 2.S/o/ 4 8 - D/6 D 9 Lei /47 I h:logntpacyvnasterstaIlpost.aut AFFIDAVIT OF MAILING STATE OF OREGON ) ss. City of Tigard ) I, ''/'sm " S`r14,47rA/E2 , being duly sworn, depose and say that on J'/A/4 , , 19 A , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) °7,50 RzvizA,Jn 7/6rArAb o REc-I ✓ 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 G 327 - �= J. w�. C 4?/led ,9w)' '9 7z o, with postage prepaid thereon. i � / A .ignature .. (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of 'Jame- 19 Vroe: OFFICIAL SEAL DEBRA E MYERS NOTARY PUBLIC-OREGON NOTARY PUBLIC OF REGON COMMISSION NO 302834 MY COMMISSION EXPIRES JUL 10, 2001 My Commission Expires:()7// YO/ (Applicant, please complete information below for proper placement with proposed project) rNAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: L204A/6AT/o,J Ro,Lt 4 Kt,: cNCc ro_ d✓Si44=ff Name of Applicant/Owner: lR,.}.I j ce i7i2aPcRnec it4R. 2 mi J-i AJ—S-1/1 ST its✓�r� I Address or General Location of Subject Property. 7SoS ,2eva-Aki I Subject Property Tax Map(s)and Lot#(s): 2 S.i of .33 - 0/609 l-of o i tt:JosmpattyvnastenuNtnad.rnst Triangle Properties, LLC c/o Dr. Nishi-Strattner 7420 SW Hunziker Rd, Suite C Tigard, OR 97223 June 9, 1998 Re: Triangle Properties, LLC Dear Interested Party: Triangle Properties, LLC is the buyer of the property located at 7505 S.W. Beveland Street. We are considering a simple conversion from a residence to a small professional office building at 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: June 24, 1998 7:00 p.m. Tigard City Hall 13125 SW Hall Blvd., Tigard Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Please call us at (503) 620-0157, (please leave a message for Dr. Nishi-Strattner)if you have any questions. Sincerely, Linda Nishi-Strattner, Ph.D. Triangle Properties, LLC METING NOTICE TRIANGLE PROPERTIES, LLC IS PROPOSING A SIMPLE CONVERSION OF THIS PROPERTY FROM A RESIDENCE TO A SMALL PROFESSIONAL OFFICE BUILDING. Prior to applying to the City of Tigard for the necessary permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: WEDNESDAY, June 24, 1998 7:00 p.m. TIGARD CITY HALL 13125 SW HALL BLVD. TIGARD, OR 97223 PROJECT DEVELOPER CONTACT: TRIANGLE PROPERTIES, LLC PHONE NUMBER: (503) 620-0157 Please note: This is an informational meeting on the preliminary plans. These plans may be altered prior to the submittal of the appliratior to the City. r`.43.__L..___ta..:21A-frAl RIGHT-OF-WAY I RIGHT-OF-WAY ,:MO-.. I ++11 WOVEN WIRE FENCE ni•:`:; Afi7i0%THAT! '7;!. ..l 7 PROPERTY LINEB 4.!• 1 II 'MU'TOMO! ...n'".. 4‘111°":1M.i\ 14.1 7°'as 11 d,?r�'ry. t: Ire►i,'' 1EITIX .1 1 y f¢rrTw� te 4,..i.,•!i7 1 bap . . ' 41,1 • Ips in le . +) ' A If itil ;j ' FI 1r�1,�r`CANT' (REMOV:+ -" (� ,!I ' '/I ato, ' ' I h♦i I , i 1 )I II HOUSE iA9_ 1 P,r. � �'�Ir IN� ST /WIWI I ~ -------. 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POEM*TO 4 A7'A70.W Or NE G1VY T MAIN,PENN TO 771 ITANT PAMY cal.rIrILT1O1 x 71m I0 70 INDOWD Ld•A.TED*N TWIN~Me VON 10T[17KL17I 7Tm MOT LAITY 1 10OYr MEW DOREAI LOM 1U.TAM M7M'I.Y LMVAPAI 7777Of TO AGfOTO7AA7Y WE V71ALI .011.0c.ATIV IObl?D 77E114I1S1•/171110010.MAIM ARA N E WI Mir A a▪ara�re Al 1 Ui 1/7/q1 , 9c?606 y*r I H ,•1 1 �.' flRmiK11I1L OIms N N Na N N Au in •▪'� r.. I / 21•®w.� ELEVATION .EXIST PAT. • I y . r:_..... I •:•••,:,1•",....1''.1 b• -1 h .I 20 6 I s• ABS I CM(-11 ili A 't EXIST BUILDING I e e FROM RI' ;rip ::11�)� e r.�..w :;Y.; r III 8 .r.�..� I '1 I 1� F.F. ELEV. 210.05 UPPE•wn reins .r.wrrm TRUNCAT=' :`'.I� �t,ls"1I ,'.!',"SKI �g v. F.F. ELEV. 201.25 LONE' b �•�� .��` TACTILE i K'l'6.1'. III,IIIIiz<S�ii�y�' .` CONC PA IN8.N27 `. GAS METER IJ1dt��Kl �� 3 iiilbli Ow-----____ 1 /..�..... PAINTED p7PI .,�����R' ,.fig .,.NEN 300.C8AL. y 1 i'1P:.• reed y7 I OE FOR MIN .� '■ t•. I' Tor; a JJP� r4 `U SCEPTIC -,' '!NG: ..1, �i ':• `^.?: .;..pry t TANK (Q t -A -. .gfe,J$' LK.,. I. 1 NEW 6. . RM,Si L . 1 s® .-w •,. J - -N.. ,,p;.. " ..0.t N �I 206 PIPE G. , - 1 'WI 1 .-? ;' a.. . �.:(.r{t -ti). ' 'gy'''p L ‘,17- ..b;w..v;. . ,{;_'' t rn.E'.,. 4j„ ,•• V7i°r i`•`tiy} \ 3• ABS COLLECTOR• NEW 3' !Gk.'''. �'c s _`. ` { tii� ...•... �,•'�` .. I FROM ROOF DRAINS ' FENCE/S t• y,"• ,''• J �;i•,:'.y .I{'�'�tit 'a!w`....�.'��t•__ :v N.:r .' .. I 20 /� ® �;� ;�� I rri "`='t �. �1i�t1t?;. y..v.0 .r' l p wJ .;>... -t:. ,`' .,e,r,' , ....' .nez,t:1 t;. ... • .%`r-.. , 20,E �..: ti • 4.-;,4,...•.,. �ett-,4� :•:-.. •.•; t:' ;t r``..',4,tr- 0_•. •"..::::.tt r'.',::I , ii 141 ,r ,....,:_x,:i7: _acti,..„,.....7...Are:_ve.....v::.,.. .,„:..�.►,-• ....e- i �S '':::',$!. .!'l II,. 1`,� ;..n;� Y.y>:-- 1,;) ,./t� ',p�,..f�"'3+ 't1! �Y + t.,:-.....�.• �• k :�ro •4r, 3• , ,...i.,....,.„, :. 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FI ''I� 12' FIR: "11:,',':: ��� +�r• EX IT NG EXISTING B' DECIG VVV rr 1 LA f' APE LANDSCAPE • EXISTING IECIOUOUS TWE - WE PLAN FOR SIZE ,tW1fAlfm,• r ,17' FIR. . 01 EXISTING LAWN EXISTING B' HIGH ARBOR VITAE 1-011W ZX STI•AGE f FIR A W I. y� 2B' FIR 1f FIR ACER FlURRI)1 (REO MAPLE) - 2 1/2' CAL, B' NIN FEIQIT (3 PROYIOEDI igill • , a •i,\ B' DEC i Y 611E PATID. ,f ilil COWS ROUEN (KWSA DOGWOOD) 3 OR MORE PIRA( B' MIN HEIGHT (B PROVIBEDI • EXISTING EXIST BUILDING ) EXIST AP • COTDIEASTER PANNOSA 'NANA' EMARF SILVETLEAF COTOEASTER) �.' . �' T, a • 3 GAL B B' DC (23 R,ADYI)�DI - - 0 WAHONIA AWIFOLIUM COIPACTA (DWARF OREGON ORARIE) 'F FvI • • 1 GAL B ' OC (IB PROYZOEII) CA / • CO / • ••• O R1OOaOEraTON - YARIETIEH 70 GE SELECTED-9 TO B Bu (12 PROVIBEO) W• •O � • WATER QUALITY FEATURE !ELECT GRASSES WITH LIRIOPE MUSCARI 0.ILY TURF) RAL • e- t£C :-:� 1 GAL B (B' OC ALONG TOP OF 9.(FE ,, _ O • •f" •�1 .� �� RA" Mo•rm BEI.ECTm PERENNIAL MO ANNUAL FLOWERS .�# sT '�` z i� GRDUFI] COVER IN DISTURBED AiEAB ARCTOBTARM_O9 WA-URSI INIRNIMIIHICX) O t� ''. PAVED PARKING AREA 'r� • ////'y////^,���� •�;t� .r EXISTING IRRIGATION SYSTEM TO REMAIN - MODIFY AS REWIRED YJ cc FOR NEW PAVING AND LAI®CAPING FEATURES 141111.7 it. = • • GROUND COVER Q 3' OVERHANG AREA �� 1L N • 4r0.Y.-:.:0 ,. O PROJECT t { ::`':'.:'4� N�# 9002 O 1••,-.::;::.::.:.::::;::.:K::.:;:::::;:;:::::::::::.:•,.• l j 1.-FU G b FIR OM It 0 Ye . caw nor St an VME ow MGT •• • f0•FBI F I 7'W4TT �• + �i�o WALK � q' to L QPROF SED LANDSCAPE PLAN * `.Y,W„ "• w•�' A3 AiliSd 1/T * sD le- q? op G 1 A RIGHT-OF-WAY RIGHT-OF-MAY .vr1�-.r I a-wr q`-\ f / NOVEN MIRE FENCE n= wrw 25. I f 0 0 I i '!'�,��r'- ARi10,INATE f+fi�EATY LINES ,4 E as 1r �1 ;y:r. '�! ?: /ri��, 1,�rIN� .� � r• �, ,-•11 Iff1W r rI I � ANN (REM-V (r 1 / 1 ! 6b- I N ' I/ HOUSE �tS !I° sr a_ Y,II .I.Y.�r.� Yp i . 11;i0Nt. ti ..., i .cti.:-'fit. 111111 ;.:r..'";.'444t- ..-.,,f.., 'o IT'gr, a• IY d lal`1.8.b! /111' � =W 'L�I��..�I� y' w? `K aZ.71-"Alib,011 1 YEOJ �� .3-,r.;:•:,..+l� ' `1 jeal lin"Ili,Mira s ,.r Elat SN O:,-1n.a' t' + c„:„,,,,,,.. �..4 �w `i 4 •wlrE 7 ~jjq!! E \,i`\��` A _ � _��; EE 1 DIIR'rAr _W'fit:1 •; a�;�1�M 'i ,;MATE .t r �� Q,• ..'gil1�•�• �, WSJ y� � - 1° �- O I, 1d1 \ 1iW�SS'lti f�• .�T7;�1. ..„. _ ,....4474 .,..../••.:1•7,,:.'SF.a d'...7. .,03,. . _— -- 1d• call.. BTDIN LINE - $ r fir... �,4: jC ?...'" ti iy !S • r 1r. I1i•. �.`^'.'� 1.l -^ir'-"V •11 ne. .ri �r . 11'} ti V ■ era .a• 11/JIIIL g3 I 1 , w1vIAT .rat L>•N POLE M~`T Le § 1 ONerwAO root wow MD CAal T.Y. O•ER•AO P'DER. Rae ANC CABLE T.Y. 0 CC ® Of!WNt5 51TT PLAN * © i-/a•t • ! a_ • •.La r I_ a abaft.A2 AIR=TAM,corm rnaJecI 11011111. NUMMI 9004 L 1001E 7•fM D1.T,A.LA NICAM A.NO/1m 70 ALLAf4eAl1701 AArEIA.AND 211J7 AU.INT 10117NAL 1 PR/NY TO El POP AIZtWOT/tl"•cIf414141L"• MUM OM If DEMI 2 1042.l,NfM DNOI,Ar/rraV 1ql!1!104 10 ALLQfCiMR 71.1 PAN IA IfGONSIN LW AS I.MaI®10 HAWAII CZAMPl.A' �[�Ia,1 Of AfB?rI Na >< Pwosr eaww Yen wars p Anw mow roorwcTAVI a1e1a.T/a•RPOVi,!/Ot0 DPI bVwraEN>•Al leravv tl NO 4 ~Mr NAY~2_w 127 Petra MOWN~17101.17~41.4.rAL V ML IYR POMPOM aOIncle [�I a rd710wc1101 awar.D r berm ZAN_DYrmP Pau s rwwna raw ALL Mill RIOHr-ar4lAr NOWA,2.w KO Inane NINNY I MD4I a 11rJ2 SMALL IL Wait. ,7,71W ro I AArbNm Ix rrl CITY cr•11AM0 121011 0 LID~RI a•All LcralaA TICII A Tm 70 m A.41Nev arnrlT♦9*•Tlm ONeP a•DWI,NOfr IH.LIDP Tlm mar 1r.ofa 1 lemma PMIM D1.IN.tam NQ Mae PA 77444r LYMN IVUIDI 70 AvcchiptiaAIr lax P. ?* MD .ATm alelwaav FIX 11 .FERRIOL Lt~K2.AIPCA B_DI/ oaf. m—" Al I K -1 N 1 o to D ° , .,.., ,,,i% 0.10 . , . . • . FENGF/516N ELEVATION : ` j:f t' I EXIST PAT 1111IIk 111.. \ 2 01 :1_I .. .� 3F'a;. '� Tr�..rw.r TACTILE C9N,.C9PE'.Ill 01 `% , ,.4 ••.• I. 1 CONC PAWNS-. AWIHB.MI! , `k11`��„1,IIII�� ^�S�A'/ GAS METER �` ' ��� „ ,,...J.... w PAINTED ST1 PI, `.IfIw,ilip uffilip%stes4�. �y . .�`4 07 NEW 3IC HO1C: ' 1 i 4 •.! $ ti 11111rAL •■ TANK r •�1 �t ,�!j�• <i� `'{��:• / ' OE FOR MIN 111 / I 01 SCEPTIC HOlD3NG°d �� ];C •,;:ate •r.•t `':•,{� 333iii •fet• +;.t• I NEW 6• rI il,'Stkfl; 1, V ,. ... .;:rii: o I 20G PIP E BOL"PC1.:t' .� 11All 1 {' ••`•_.-Y'. :..1;" ! t"It�;1 ` . :. 1J a '. ■ �' •.•....>.r: Y a:- �� :�.R�. . r!.' t/Wit: �. 3 ABS COLLECTOR ♦�� ,�.`^.4: v,:•.: _+..;i, •.l `�� :I,1. I FROM ROOF GRAINS FENCE/S .Z1,!•t4 .�'�. • "7 1 :-..; 2 1� ® 'SI t.ti' i. �# a:4 •F•, 4• •alh 4C!,. I '.• i..,.1. I,' + .y., CD ..... IIJ`►�.: :1 I t •tom •' s,�-y e�.,,•a.,iaf;,:.:.•t;..; 'l. �l .i •e`. /W\ •''ms`s M1•' II ,I •,•�-,`.i..,. ri:„....kaC).,„.%' ice..,. w `,i•1.•._ `.s, , I 20, V 0 •t��_!'� Z �S / i I I:':.,;...%!..;:.::.-:, .'.. 409'; /'.,. r .•<: x:3•. ':ri it,,;".�§4;� y -! • J �� � ��O�:i:. •:`•'. .fiat •�1:�':!�.{:tit.;,,. . A. ..ii';• \ �TJ • aS'�''• S:t...4:c: :Y3••: �:r. �2 _1 ...•.. ......1.-frs .......„.?,...,4‘,...b.•.1,.!.,e,.:::.::::.**A..•.• ' i \ \,,N e . ZA '7"..;.46::!,:,'4''.::-. .--,....!',-.---.,...1 i i 1 1 IN k r.;,:OA ,■ 0 IbL • .. rl • 'd �t>r�__ __i 7�/.atgedl ' �� e:i ApE MICH �i' ,'i`+t . `H 4 M ��It �.�1'I I �M �YFBI�,D P ,., PROJECT y 5 .a.iwiawv� rs friWW0iMo - — —ti Tkiiii nsswn�warmas n KAMER 9802 .:ti o- _iB• C011a:;;gTOHM I1£'.. sew "°'le• .:Y•...`' I.'•. t "f' •.t• •i•,..r f'•. '••3:'• '•4'•-',, 1' •••.... '' .n.•41.,• _ ? s' :`•• �' ' e.s :wtkF-�sipE6,r: t; 7tGitiq':.;:! 'J.:. . ' w H R MP, TACTIC. CONC Ii:'''' ' NEW INLET- 4 M P ITY OF TIGA•O W OUTLET STRUCTURE RELOCATE EXIST CURB CUT 6 APRON MATER METER PER CITY OF TIGARD NEW MANHOLE- NEM INLET NEM 6' CONC SIDEWALK NEW CURB 6 GUTTER FY OPO5ED SITE PLAN(GRADING) PER CITY OF TIGARD r 1 SIM' NIr.ro' PER CITY OF TISARO WV RAN A2 1 DETALIED 1 EXISTING LANOSCAPIN6 TO REMAIN THIS AREA I • • Z' FIR EXISTING CONIFER TREE - BEE PLAN FOR SIZE •7 El ''I� 12' FIR : 7 41.‘u EX :T NG EXISTING B• OECI0 YY VV r ter \ LA t"APE LANDSCAPE EXISTING DECIDUOUS TREE - BEE FLAN FOR SIZE 19tAv ns,•• 17' FIR. �j� 01 fe EXISTING LANG • EXISTING B' HIGH ARBOR VITAE HEDGE i�t ST.'AGE FIR •A . . " : 6 0 LM!' FIR ACER FUBFRXI (RED MAPLE) - 2 1/2' CAL. B' NIN HEIO(T 13 PROYIOEDI• : V. lill a • '• l ' B DEC i ;;• PATIO, 1 COMAS KOUBA (KOURA OOBM047) 3 OR MORE TTII4( 6' MIN HEIGHT Of PROVIDED) 1 i �I Ygg j) EXICAP STING • EXIST BUILDING• R - LANDS (DI COTONEASTEP PANNOSA 'NANA' MARE SILVER LEAF COTO/F_A3TER) ', • 3 GAL r 6' OC 123 ISi0VIDED) ri...e.J A p MAHONIA AOUIFOLIUM COIPACTA (DMARF OREGON GRAPE) . J • • I GAL B 3' OC (48 PI VIC D) !A • �/J •�� • •• O raf000DEr1DRTON - VARIETIES TO eE SELECTED - B TO B SAL 112 PROVIDED) W • U • /• •• MATER QUALITY FEATURE- !ELECT GRASSES WITN LIRID'E MUICARI (LILY TURF)• 8• 11EL' "�: f GAL • 18' DC ALONG TOP OF SLOPE � 1. O tIlt'f•' '.4 ��•Fa SELECTED PERENNIAL AND AMNWL FLO11ER! J .fit `EF ji • ���1f� Z •�t• 4 `I' G .?II COVER IN DISTURBED AREAS ARCiOBTAPFiYL09 UVA-URSI (KIMIIKIN1ICIq O• ►�rd '. PAVED • PARKING AREA ��' (n F'DI;tom �' EXISTING IRRIGATION SYSTEM TO REMAIN - MODIFY AS REQUIRED AJJ lg 47 FOR MEN PAVING AND LANDSCAPING FEATURES �J, •• W1' 6. • •�.� GROUND COVER ■ 3' OVERHANG AREA �� [1,_ n• p �\•::::•:•:•�•:::::::•:':. . , 'A'FIR Nl.i 9802 FROUECT p r :' ;::::::';::•.•••4. .�i s 1'•r -7 �w lave s AI O•' - _ .•'A, • /�^� .•WITS AIR r likf.....l � 1r rn se• )))/// `Iw r� rent �� fa rm il Cent • • • u'r01 I T TC p 4 �i WALK � 7 1 ,F QF1 c o5ED LAN75CAPE PLAN `mot'"' 'r• 1--- F• r� , IV ®a4n,uw O m.M,wre [f BBHJV<)Ri 74 p1AL tT L _ Oa FENCE/516N ELEVATION I `%16‘‘..10, // 210 `s it UP•,•o• 10 . . � 'SI ice■ I CONC NAL.< �Ij ` �j�0/p�4°• I 3' ABS ELECTOR 11111, ' '1 209 •FROM R0 ORAINS as)Ita i�1,,1111 l . EXIST BUILDING I, Itic t. ',liimi,�� F.FELEV. 210,05 UPPE• m TRUNCATED DOME ► + TACTILE ONCRETE ���' F.F.F ELEV. 201.25 LOWE• CONC PA ING NIT ' '1,/III�®j GAS METER d PAINTED STRIPING II��11MMIIIINE 19,q� q��. 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R@ V1TT'BIP BPF005TYOPROATICYY SYSTEM TKlLYKCN7r4OVPAWN*RITOOPEITY4GT AS RIEGLANOP TV RLANTA04 COReRANO VICINITY MAP* DRA{NING INDEX CORN v AMI a ME Orf RV A PFATTTIZT DOSTPAS PYAnNes TO ROMAN PROP CONSTFCGTp4 Gi7RATICIT4 PROM!'TOY6 VA 6VPIAKAIXS AS RIS90I77 Al GEBT1i/.FBO•aS s7r PLAYS TA4. ~We NAY TYKE OR xT FHCl 7050 COVNC.OOMlI.Fr?f ALL yTr pS71Pdtl OPERATIONS / A] GCTALLID PIi:Rlm'.YTr PLAN A CONSISIGTEGN DRNtWSO BYLA'Ol:m GA-S ILSOINICER TILL LW 14i714062 PON ALL PLEI ItlY?QyNr H."YK MO Pon OAST!6RAVAN 4 PRA/NANO 714!7E 9451 B! * A4 P L.H IELJNI PLAN 04117. S6M77ED TO 1 AffR7VtD M NE UAT�.r�71iARD MGR TO 77E START OF ANY GGi6TFLG710/ �1w•'rte A4 1�.II1.PLAIN P. TT@3 TO tr'R@.OV®I MASTA4 TED Y N RQf ASE i•CNN SNOii 9NLLVA TIBM ET 5ES411 AS BACONS IEE.ZEIN6 9NATILN7 441,.. E.- 'OQTTBI! MIXTi ,E Al COIPOS PRE - APPLICATION CONFERENCE NOTES .. f • �`:. L k� r . W I# g " 174 4`�y' -.1.-, .c > h i I " \ 4 I l I �. w-L ,� . , .---, 1 { i , f 04 w r,„„„ ,,�a. Cxi.. 4t :4:-.,,, ,,, i � . _ l 1 FY � 1' I R � 1I f , V +0 .. , a':_'� _./ Y f. e t ` + 4 I-. _ n r a v y 1 r v. _ NON-RESIDENTIAL PRE-APP.MTG.DATE: - Z - RI? (((( STAFF AT PRE-APP.: 1�R APPLICANT: �l'i g)/c. Pr cries, 1 L L AGENT: 4/i/04 A .- p-9//nom Phone:( I Phone: L l 4 2.0-0 i5? " PROPERTY LOCATION: 4 ARRRESS/GEN.LOCATION /aF /9 /ierrna( Pork/7L/55 Sw Bel/Lionel T A X MAP(SIMT#(S 1 O Z s l /48 - 0 /6 0 8 J NECESSARY APPLICATION(SI: Jrle. De/e%•nto/ Pevi e w 1 LAT Ver--/- - 7.D°t PROPOSAL DESCRIPTION: cr , : • o'i /a/' , COMPREHENSIVE PLAN MAP DESIGNATION: /IUD r ,♦ ZONING MAP DESIGNATION: /17(/ .' 1, C.I.T.AREA 4 51- FACILITATOR: 5Sce /ls-, PHONE (5031 ING DISTRICT MID ENSIONAL REQDIRE Minimum lot size: sq. ft.Average lot width: So ft. Maximum building height: g_5"-ft. Setbacks: Front 0 ft.4' Side 0 Wit' Rear szs" ft, Corner Sri ft. from street` Maximum site coverage: RS % Minimum landscaped or natural vegetation area: /S % (Refer to Code Section 18. 6 2 z25-c) l -*//fe/e 4f.Eby q 4 9 re`i4 ,/ 4✓�9w/YJvn/ �PooiArc /C�'4?/io � , mM1✓C/91 uuCS /'S Vo% 2,:v-,,,,dSi�ic� 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 OFn6AWD Worms Metes Pape 1 NS Netl.slNstlsl spdcatla/Mautj Muriat Sarin SPECIAL SETBACKS Streets: feet from the centerline _. Established areas: feet from • Lower intensity zones: feet, along the site's boundary. r 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 zone may be built to a height of 75 feet provided that: A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual building setbacks will be at least half (I/:) of the building's height; and The structure will not abut a residential zoned district. [Refer to Code Section 18.98.020] PARIaNC AND MESS �+ // Required parking for this type of use: �S cc r S vq��cc`ar os� 0��4. 9/�6 /L5 Parking shown on preliminary plan(s): /7 / s44 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: c° Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: /11/4 [Refer to Code Section 18.106 and 18.108] CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-BusIdeotlal application/ M=oelo,6.partmeotSsetlaa WALKWAY REQUIREMENTS ) WAX ALL EX ND 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 EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. (Refer to Code Section 18.106.070-0901 CLEAR VISION AR 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 18.102) 4UFFEHING AND SCR In order TO NCREASE 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 18.100) The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. `o[-r) feet along east boundary. feet along south boundary. £0 feet along west boundary. In addition, sight obscuring screening is required along ro r/7//t�5 419440 (es;clef?fig" de47 IANDSCAPINSC 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 18.108) CITY OFTIGARD Pre-Application Conference Notes Page 3.19 NON-Ilesldeotlal application/Pluming Department Section SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATIuN 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, 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 modificatiiof 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,i1 geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.84.040.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the r quirements of 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY LUSA]BUFFER STANDARDS,R a 0 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to pro ct the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be/15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. / Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A GRAVEL ALKWAY OR BIKE PATH, NOT EXCEEDING 8 FEET IN WIDTH. If the walkway or bike pat is paved, then the vegetated corridor must be widened by the width to the path. A paved or ravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and CITY OFTIGARO Pre-Application Conference Notes Page 4 of 9 N1111-ne:Ideltlal Ippllcatle./Plloelpp 0eputmeptSectlou > WATER QUALITY F�LITIES may encroach into the vege' 1 corridor a maximum of 10 feet with the approval of t Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or I s intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R&0 96-44/USA Regulations-Chapter 3,Design for SWM) WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between develqment and conservation of significant wetlands, streams and riparian corridors identified in/he City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable eco omic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE RE IREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" pr isions 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-BE RING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). > Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIG TARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "F H-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams i igard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and rtain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS M SURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVE TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. Th riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). > The tandard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in ac rdance with this chapter. > T e MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance ith this chapter. > ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Refer to Code Section 18.85.010] CITY OFTIGARD Pre-Application Conference Notes Page 5 09 NON-Resideutial appllcatlpn/Planaln!Department Victim' • Riparian Setback Reductions The DIRECTOR MAY APrROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback a. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the plicant must demonstrate that the riparian corridor was substantially disturbed at the tim is regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.85.050.0 that demonstrates all of the following: • Native plant species currently covesS h 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 of native 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 TREE REMOVAL PLAN REQUIREMENTS A TREE-PAN FOR 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 OF WARD Pro-Application Conference Notes Page 6 of 9 NON-9esideetlel eppllcotlsUllonuIng Department Section MITIGATION REPLACEMENT OF A ThLE shall take place according to the lullowing 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 18.150.070[DI • SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION e City of Tigard, applicant's are required to complete and file a subdivision plat naming—re—quest with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the C_ ount o$-the Subdivision Name Reservation. (County Surveyor's Office: 648-88841 NARRATIVE --. The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. [Refer to Code Section 18.321 ODE SECTIONS _ 18.80 18.92 f 18.102 18.116 18.150 — 18.84 18.96 - 18.106 18.120 18.160 _ 18.85 18.98 18.108 18.130 18.162 _ 18.88 18.100 18.114 18.134 / 18.164 IMPACT STUDY • _ ✓;-K/6 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 CITY OF T16ARD Pre-Application Conference Notes Page 7 of 9 NON-OosIdootlel eppllcatloa/Plannlep Department Section public at large, public fa s systems, and affected private p -ty users. In situations where the Community Dev,opment Code requires the dedicatio,. ..t 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.050) 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 E16HBOR MEETING --- THE APPL NT 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) BUILDING PERM 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. RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.116) ADDITIONAL CONCERNS OR COMMENTS:OM �/ / 74—ci .4/0 W 71-1 // /7-;', ).) . !'Qi c'9�Id4�dS 4i/Io/'U,� ,_42LO[n/ CV/"o4nc_c. o r" ow ,'k 5/rG4 f l�o/�/�e.f�'frg (Ci/e".r%1 ,%e'e /eAs - G Ito i. i &r/d, r • .. I P Ara. C _ rc-i ,' 7 7?)::) 1L ,c1-4,c 4 a �/ Lxi,/�/��1 Acv-/ 4„), d�.� ,-). Li� ,/ v 6-L 7 /- 700 K!c/s CITY Of T1GAR0 Pre-Application Conference Notes Page i de NON-Iesidentlal application/Planning Department Section PROCEDURE • Administrative St— Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/4" 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, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard f /(27n/nq CMtrr/ss;c r, . A basic flow chart which illustrates the review process is available from the Planing Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by 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: -Tv/.,iq j CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 15031639-4171 FAX: 15031684-7297 E-MAIL (staff's first name)CCi.tigard.or.us b:11e1Iu1pettylwestenlprupp-c.mst tEnllneerinl Sectlu:msst•rslprespp-c.sngl 54.b.98 CITY OF T1GARD Pre-Application Conference Notes Page 9 of 9 NIN-Iss1dsuUel application/Planing Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST ' 'Ii, 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: Date: L/---.=‘?-9g II APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS 11 A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed 0---- D) Applicant's statement I� E) Filing Fee No. of Co ies /,� SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS i A) Site Information showing: No. of Copies /2s1 1 . Vicinity map 2. Site size & dimensions I� 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: 21-- (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground 0 (d) Areas with high seasonal water table (e) Areas with severe soil erosion potential 0 (fl Areas having severely weak foundation soils C 6. Location of resource areas as shown on the Comprehensive ❑ Map Inventory including: (a) Wildlife habitats (b) Wetlands 0 7. Other site features: (a) Rock outcroppings 0 (b) Trees with 6 ' caliper measured 4 feet from ground level 8. Location of existing structures and their uses I� 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements e' 11 . Location of existing dedicated right-of-ways LAND USE APPLICATION J LIST PACE 1 CF 5 B) Site Develoomer n Indicating: No. of Copies 1 . The proposed site and surrounding properties 2. Contour line intervals er 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 o� (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site cK- (b) Parking and circulation areas (c) Loading and services area ®/ (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, f.: of the site (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 11 . The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements C) Grading Plan Indicating: No. of Copies :1g 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 (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 APPLIUTION I LIST PAGE 2 OF • ' . D) Architectural Dra es Indicating: No. of Copies a The site developai_ plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies 'A 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 2. Location and height of fences, buffers and screenings t� 3. Location of terraces, decks, shelters, play areas, and common open spaces 4. Location, type, size and species of existing and proposed plant materials t2 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 e -- - :.114 of the Code as part of the Site D- - •--- eview or prior to obtaining a Buildin: ' - - • 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 arrow and • . e ❑ 4. Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easements and oth: public ways within and adjacent to the parcel ❑ 6. Location of all permanent buildings on and with.- 25 feet of all property lines 7. Location and width of all water courses ° 8. Location of any trees within 6" or : - .ter caliper at 4 feet above ground level 0 9. All slopes greater than 25% 10. Location of existing util' '-s and utility easements ❑ 11 . For major land parti '•n which creates a public street: (a) The propo • right-of-way location and width ❑ (b) A scat- cross-section of the proposed street plus any reserve strip ° 12. Any appl. able deed restrictions ° 13. Evide• e that land partition will not preclude efficient future land di ion where applicable ° LANO USE APPLICATION•LIST PACE 3 OF 5 1) Subdivision Prelim- ry 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, dev: oper, engineer, surveyer and designer (as applicable) a 5. Date of application ❑ 6. Boundary lines of tract to be subdivided a 7. Names of adjacent subdivision or names of recorded •wners of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established bench ark at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, type and size of all the/following (within and. adjacent to the proposed subdivision): (a) Public and private right-of-ways andeasements a (b) Public and private sanitary and storm sewer lines a (c) Domestic water mains including fire hydrants a (d) Major power telephone trans Mission lines (50,000 volts or greater) a (e) Watercourses ❑ (f) Deed reservations for par s, open spaces, pathways and other land encumbrances a 10. Approximate plan and proues of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans a 11 . Plan of the proposed w:ter distribution system, showing pipe sizes and the location of valve and fire hydrants a 12. Approximate cente me profiles showing the finished grade of all streets including street - tensions for a reasonable distance beyond the limits of the proposed s •division a 13. Scaled cross -ctions of proposed street right-of-way(s) ❑ 14. The locatio' of all areas subject to inundation or storm water overflow ❑ 15. Location, idth & direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot nu bers. Where lots are to be used for purposes other than resi• -ntial, it shall be indicated upon such lots. ❑ 17. Th location of all trees with a diameter 6 inches or greater measured at feet above ground level, and the location of proposed tree plantings o 18. he existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting a •. Supplemental information including: (a) Proposed deed restrictions (if any) o (b) Proof of property ownership a (c) A proposed plan for provision of subdivision improvements ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas ❑ 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 ❑ LAND USE APPLICATION/LIST PAGE 4 OF 5 J) Solar Access Calculations: K) Other Information No. of Copies /y o� zred- h:VoginNoutylmastersU.ch1 ist.mst Mav 23.1995 ss LAND USE APPLICATION I LIST PACE 5 OF 3 e • PRE- LICATION CONFERENC OTES ➢ ENGINEERING SECTION Q � °nntyD Oregon Shaping A Better Community PUBLIC FACILITIES - ynoe The purpose of the pre-application conference is to: cic>✓ (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. 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 ( ) to feet from ce ne. Atxx. r-F, ( t feet from centerline. Street improvements: ( � �z street improvements will be necessary along Svl �D cT. ( ) street improvements will be necessary along ( ` ) Street improvements on E D S7. shall include le) feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a f1 -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section utility wires (a fee m-v be collected if determined appropriate by the Engineering Department), • a five-foot wide sic Ik (sidewalks may be required to ' ,ider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. (t.r Section 18.164.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW . . Prior to �cr_t-r'ruc,( , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: • Sanitary Sewers: The nearest sanitary sewer line to this roperty is a(n) inch line which is located in- cF s„-,_,- a�pc i-st -� 4 -( Zr7 �-fcco',41 The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to tiVTrr1z_ &1 c PuSuc- 5s, -ro st t Ppc To CM-1 -V" cam— Tic FLYTc.1R-E- . WTI n i9iScw�D =sCr,_ P9-4.we r fitter-65i U-446.1, ca ,fsp2..k (x), thtw 6f -7&/-O Water Supply:‘="1,X1(2— ` t The —C -f� \J Water District - Phone:(503) ' -233 I provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section Fire Protection: Tualatin Valley Fire ana ascue District (Contact: Gene B ,II, (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. & IT STS RP,r-►mac RA—r. An45 Dn,,,.,.iCZQC-q0 A144-1 sL> 1„ - nTt4 SDR APPL�� k not./ I 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. 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 to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( ,) Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section • TRAFFIC IMPACT FEES In 1990, Washington Cou,._,, adopted a county-wide Traffic ImF .-t 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. PA( - 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. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section Site Improvement 'mit (SIT). This permit is gene issued for all new commercial, industrial and multi-hall-lily projects. This permit will also bk.. ,equired 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. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS 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: ENGINEERING DEPAR MENT STAFF Phone: [503)639-4171 Fax: [5031684-7297 h:\patty\maste rs\preapp.eng (Master section:preapp-r.mst) 18-Nov-97 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section • PRE-APPLICATION CONFERENCE APPLICATION MATERIALS Date of Submission : March 20, 1998 Submitted to : CITY OF TIGARD City Planners Mark Roberts, William D'Andrea, and Julia Powell Hajduk A. Applicant : Triangle Properties, LLC c/o Linda Nishi-Strattner, Ph.D. 7420 S.W. Hunziker Road, Suite C Tigard, OR 97223 (503)620-0157 B. Site plan : Please see attached site plan drawing. C. Proposed use : Professional offices for use by mental health professionals in outpatient independent private practices. D. Tax Map and : Tax account 457295,2S1 IAB-01608, Code 023.81 Lot Number : Lot 19 Hermoso Park E. Current owners : Jerry and Patricia Koberlein 7455 S.W. Beveland St. Tigard, OR 97223 F. Topographic : Please see attached site plan drawing. • l ---- -- -- -- --- -------- 0 I I EXIST TREE (Tr-Pi) VY, N. BUILDING 1 27'X 56' 15725F FOOTPRINT 94 UPPER FLOOR 109'-0" / 20' EXIST LANDSCAPE LOWER FLOOR 100'-0" 1.,NEW LANDSCAPE • - - • - • • 3' WALKWAY f •• •-••• Q I7 F • .I F F F F & I VAN ,•�I / 2 3 4 5 „.././.; . • �••• �� 16 F •,•� 5SPACESG 9' B' � • .1 I• i I W to . •- ul /5 F Q • �F Q I /4 F ile..,./4,/ 6 SPACES ® B' ,5'/ 24'AISLE 01 / 19'(TYP.) A5 4:11 •1 *'.�, 6 7 8 q /O I \ 13 F ...I I,•,•,• C G G G G G ••-,• AI k 12 F ;'I•L.x_:• . • • • • •t ss-s--�- _•._si-z.sit••s••. , -- •—•• • — • J• 90'—o" +/ A. APPLICANT- TRIANGLE PROPERTIES, LLC 7420 I-IUNZIKER ROAD SUITE C TIGARD 6200157 BEVELAND STREET D. LOT 19 HERMO5O PARK TAX ACCOUNT 457295,251IAB-01605,CODE 023.BI ■y■ 88 E. ONINER- JERRY KOBERLEIN • i i r STERART ISORDON STRAU --iiii a 1 TRIANGLE p p/pER T 1ES r4 Mf1 TILT-c OOTIULTIGN CQMLTA T 1937 SW JEFFERSON STREET - 1 i g 7955 SW BEVELAND 1 r PORTLAND,ORSSON 41701 ! TIGARD, OREGON xev 224-1510,1503)224-T206 A.G. ROLIN CONSULTING P.O. Box 358 Gresham, Or, 97030 To: Linda Nishi-Strattner 4 March 98 Re: House at 7455 SW Beveland, Tigard, Oregon Dear Linda; After visiting the site to review the existing conditions of the house the following is a list of observations and/or comments; 1. The existing house is a split level home, approximately 25'x50'. There is a daylight basement which opens towards SW Beveland. The house is a typical Type V structure, approx. 20 years of age. The roofing is composition shingles. The exterior is horizontal siding. 2. In regards to the structures lateral capacity, it is our opinion that the structure will meet Seismic Zone 3 or 80 mph Wind loading requirements with little or no structural modifications. Changes to the current existing window and door openings would require minor modifications to the structure. In conclusion, it is our opinion that the house at 7455 SW Beveland is compatible to the proposed use and would require minimal structural modification to comply with currrent UBC loading criteria. These opinions are based on a visual observation of the structure only. Very Truly Yours, .\09 PROpES / / 074' 8 Pr /.. (771A, ( • OREGO Adam G. Rolin P.E. s'4.0 19,��, S9807 4 g vImo. S 71 H E R O , fom' I00' =[ham_ _ US°60'W 32014 JilT r -2 -----L--- i--5.-.0. L_____ 100._____L•O' Y8'i607 160? 700 I" N. ag.w WAY it_4j f PiNPETYAL EASEMENT W 1� !00 f� '!� ` — — NalrieE 32?p Ai 1601 1602 I0o —- r,! -, 9 . R 10 S M 11 ,$ L Iw rIA60�lwr`+e. . �' MOST N'Lr e •S 2 3.E.COR.ltTOMEI ,�� 12 m, 13 $ w t. CON, -'''°Allif /2Ac Stet acN4RaoN c. s2 :sf•,,. ' !IQ fop' • 1� O./C 4. 11 OA. •E cell KILLER 144.7 N. • Oa 1609 Ito' 100 ; 1I d SW/1'e 200/1•• 1-1 1 1608 110' IOW 1f�.•4.4• I1 l0 1000 ° 1600 1606 n no' 1 too' s.a..01. 1 /.72 Ae. ♦ U ♦ W p � f0 E. , 1604 1 rss,7t' I ' U] 20 2 w - • 19 B / INITIAL . 18 I POINT fEVELANO 'ci if g .. N.•f•°Vt. 171'_ %P =�' so' ~ 16 + » t 2000 2100 2201 2200 110' » F' 110 - I w 8 yEL wA/ go, A ms I. 0 2703° R s♦� 4 3 I- 2 20 _� _ DAD _ i -� 2700 1:0 _ T� 6 • 11 2705 270 c �� r r r � U 27 T� 28 f'1 : j 1 6 2700••' �,�, •• . �► 2 I so 22:, S• W. B EVE E N. Se 05' D • 30 e . Si .. ; %'///////y/ 4 114.1• I10 190 17't. .iii///� ml -c• .I) O h rO Sc'� MAP o 5 I� �' A 7 ENT PURPOSES ONLY 2S 1 I .i I ON FOR ANY OTHER USE �' 6 ' — 1.70- a •s�oe'w. ` 220.01' - c\r , J \ 1 CF)ri 3,\11 ngs) S M T W T F 1 2 3 4 5 6 7 8 9 10 11 E3 � 12 13 14 15 16 17 18 1; 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, April 02, 1998 1::..::::::::::.::::::::::.......................... 8:00 7:30AM Will out-please check with mark and julia 8:30 9:00 9:30 10:00 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 6:00 9:06AM Friday,March 20, 1998 ADDITIONAL DOCUMENTS , , + ti - I y Y p 1,,1. lt ! 'f .t1 1".,.., It,_, ■ � H li X r , , i Cc.u ti=', g y +'• i I 1ti � !�h` � } tik',..t-,. .+��r a ;.I,t.i„ 4.-;;;'?' 4` + ' if i4 +J Yki a `s �,: j .* ry ti '' :+ `' 1.■r 1 'o V � ,, 4'.,. ., :+' 7` 1 , '4k s k .7.4, -4,1..` wft wri ,i a i j.� �tx ! i be Z 2, 9 EE � t ' r R , . , 7F' t r xa'', `t i ,''.6 ryly 1 E�IYi",. - � wn�,4L y {1 n Y� f3evel� +� 'I ., + Mi ,'+aekr'�,4-4 a ,• a 4,5 ;k,' 'n 1F;A r `,r: ! '' } '� �. t� olcili i � ; l r t .,r:•a xr M i 4 . I, I '. r It,z a x, x ti "•'"-,,i',14. PROV1I71N[i !, t 1. >�° H it • !! 4 + . .. 3¢ - a+ + r , t' " 4 z 1F,� a r t t' '�k • i '„rr; t 1 tca Fr, - 'r;'.,��}bea Iind� �r3# �� ' :}. IC" A .fir>'' .hi()W1.1:1)liF.1 L.T 4t.I . if t,t • j" . S, • _ iV�'+w ':'1QF k' tl ` have cat `ogu +� • e-son yo property. As' f at I N �# IN TYiE URBAN s ndd,� _ x �. +airing that you ``` {` idewallw orl :�e roadside • eveland St. In this ENYIRoNMENTlt '°' . :,t,A�+are.o_ -tvokilosnifers of varying species that ma ,' .. w h ,, yr 4, 'adv ly irnpacte .e to the construction of this sI + ` ' ,,; '''+- =t 4 e �[ 24 port is an overview of these tre- ar'Id '.k. f.{ of Ith�, �y .St .onstru welfa _.. + ,�x �� li. . IF' a ' 't^p ib i Tr i+` • yL. t X rr rc �' ■ . , 'gip' a a.a F 1 AI "sV1�' :1 4 e corn SW . , ,Tay there ,t' � ':,�4„' -; •� -;� are 'twenty-two come ` eci up in three separate rows. There . 4 are Douglas-firs, Auks, Shore Pines anc Atka 4 .'• s.,t , ..t.'2' in this stand. i'hii nd part of an installed la .,ca• at } .�r.,, s." f ' s. wo • date at ap• ,�o, P '25., err age: N• 114 e: s `` '' F r115) Quid be ,.. 1 x -: `fin ict,..,4 ,,fy i 1 ,!' 4 7 ;1� 1? nd 'tr :?+t t> Z- �` ' ..,11Vi yam;Ot. f,r. : , r� :. ,• t''04'� .. r »s ,sty' i t.' ` .. ► + r ,� c rf.' �y r ;)"•,., ,,^ vtt, ,, >,.'; r l,, r f 4:1' ''"*."'N`". .8a.: 'Ili'�• 4',�` l a M1 1'r�'1v ( �j�E}� ‘.-',•41,'''s +' { a'i 1 t+' City T' =� .+ i ,- ,. . ,s 44.4 • `; :t+ f , : . +1 SY:c ' trees as, 1, � r- - t , f}gas 1 H'(. . 01'= - eig•t) of ..-' . � , f'� � ...{ , s ,• �. � •+' ., •2 ' � t ����+ _w � , ,� 9 ,'';r .,Ith•. • ..� ` .i� f a. ., a t 4�,, osa Wa • 4 ,L. . r <• , -"▪ io z v J •exten >.r" i •• operty on $ ," ' E I ,.' ,' fit k i,a #i ' , ,*►*▪ t I1 ' , '4 ' 1'''h ',on�fer Ty * :_.* , N 44'a t7j9e FI - 9 M w s ww' . , I,; Y , I,' i s r, 95• ' 'also h age-, �v A.r ,•� , ` *a b 8 97212` .' .3+, `j A'''. 41 [i� ' ; r i#,1 .{ :''.1. , 1.� k 4 n -Ys Y 1�i f f� i -t ; `. ,,}r a }.c 4 , ct ,Dfi lt ' aik ,11.1 13,.. i4 i ' t RS 4 _So33 31.-045 :• c r ,,1. '► 10 ,i �".i1. '4, ti illPlIti •, f.44 , 4i #.I _ , , - 144 ` - � ,�i 1,,, ,1 + ���1' '. ' iii i,.',, ,, .j t � � '•"5� 1FH iiii _, .. : - —444 e Y Y''. t,.., •T 'r rr I,a 4 t ,,' „ r•$f �S ..;.'+ ”' "i 4%;; n ' ' ' ,' 4. , ' is yTA,". X27. ,y 1 i'l. .:. @i,', ' 6..at,w < � .0 t Y,r`k}y, ' 0 S'1. ,k tiw '.1" ' ' ' it' . * ..•.., . .' ' ','' . — j : -tert .. ''' ,*,4,,,-*`-' 1, 9 ,..' W . i,,,,i. i-',,1. ,- ti';.,t4i ,, ''''T' - f , it'' 20. -', . 4, ' - , i L '1 , -,' ,, '. IP* . ,„,, 0,1: ,,,: ...., ",1 ''',t , • , ki ' ' ' ' . ' •• s for the rest of property, there are four trees that have a ' -' ''' 11 ''D BH of over 12". There are two Sitka Spruces, one Deodora t''": - 1:1',;13tr V -.1,,..,' 'Cedar and one Sweetgum. The sum of their diameters is 83.5". ' '' -, ' 1 ' , , !qi 1 ' .• are a large nunib- '4 o -es .' :re iibi-o ze-nied by th:. . , ,:itik,:(.,'. - :v` --Tigard as 'significant.' .These,all have DBHs' of less than ._..:„..--,. - .- heir diameters totaraaitaftitately 265* ' 4 „ Th . otal number of inches at breast height for all of the .., • 'significant' trees is 316.25. This number includq§ ,le two trees. that will have to come down. Their DIM totals 2 1 e reivaining trees have a total DBIL of 290.25. This 0.1'.1‘stitutes - , 4 .-‘,4. ' 44F7.' . , - 8% loss in the properties total tree diameter. ,tio.. lz.4.,1,, ,1 ',"r If . .4 , As I understand it, the sidewalk will be five feet wide. Th , ! • - - sidewalk to curb width will be three feet. All included, with an i fir,Ir"I'vr-414,4' • i extra foot of width for gravel and cement forms needed, the - . ,,„ distance from curb toe opposite edge of the sidewalk will be :o nine feet. lz .,-,•, ,,,, ..! r ._.....,, ,.: .i 0,f i 1.14 ivfora*0040004-"Illr istilikwashitoorkairtikaoriallikehr T ''..ti. All' ,7 . .:.it - 4 7 I II , i 91 r;' ,, e nine feet needed to construct the sidewalk necessitates the ,- 4 0" . ' 1'•: rl ' ; •moval of eleven trees. Of these trees, six are standing inside thi-proposed sidewalk. The other five are no more than one foot !tam the sidewalk with most of them being within inches of the ,'. ' .., -,..44.' • .4 [ 1 I Idewalk. There are no trees standing between the curb and the .t„' 4; ." .. i .,. i ,', sidewalk. The number of trees that are deemed 'significant' is ',4 . ,, •;•.i,c AP ',,, ':-'4 if I two. Both of these trees are inside the construction zone,e - ' z iSfirtIMPOOK,POrwwtbrfi .:!",N - .„, ,-111 ./ . '-. his stand of trees is a tightly spaced one. The stand is three It 110rows deep with the trunks of these trees spaced around five to4 ':, . . , • six feet apart. This tightness has made all of these trees grow '. r'''l '-‘' tall quickly. Their height to girth ratio is poor. Many of these ees. ve a DBH of less than 10" and yet a height of 0 'r'' .... '' , , -,,, , .Iv .... ., ,, , . ....„,,,,,,,,,,,...„:,, .., . . 4,1 't aire.,,',le'f ^4,,V OVA ilrrooft,4:r.- 4 i...;:ii/1,04,..,-,IA , ,. '" 1 '4 3''' ,'„:'.'•'..'' he installation of the sidewalk will mean the removal of the ''' ',%;,' ,,',4.-',., i.., ..ck 4 re '2) southern and western most trees, These trees have a full . 01,,,e .. -. . 4-4,..,_,.. canopy on those sides. Also, they have developed substantial pi 4 - '4(4",,,,,o.ror,o-14.4, 1,00 r* flare roots to that side in order to combat our winter winds. .fitiltit'f,, IpIt,:al . .1Mlot:ftsio.4.0wittaireitaditiottotok*vitirlinsiiilioliniiicA41ittoi, ,,,-.10whtik, - Seven trees in the stand to the north, that are to stay have little \---.4) r "1. ! `..T orknoklive canopy for 1/ 2/3rds of their trunk. Their root - I , ' ',',. : ,,.. .. '4 oorz 14'4.4-E. '''- ! 1.111-1-1"0".8111414 ai., IT egigit• " . 1 '- .'.., ••i r • " ,i.I'''',''''' ' ' t;,!• „ , I ■ - , 44,„...,1,110,00 0, , "fr,.' ,4> ,•1.;ki„lkylc.'.. , ,,,,,,,Jmi,.. i . ill 40 *I* . 41' V.; 'i . , I " - ;• # Timilip: 'si ‘ , 1 c', '? . ' j,I. 4 ' ',14 4''„, ',. f,i,` ■', 4 ..‘ x ,:,i': ' • .;),;4', ' /•*, ', •, '•t•I if „Y' 'to ' 4 i . s 0, . I , t r r . . t , 4 . , ir ' t f "-'- itutentbaii liir . le" fl ' re not as developed to 1` . f "11* ' estern sides „ — ' - r • ' • , ,BeSWS the aesthetic ugliness o - = =f-' iees, perceive them to . . . 'be potential hazards during inclement weather. : t t• '4 p',.;,,' , . i . ,, l'i.'i ,. . • s . not have to be reMoved. The sidewalk construction 41.. should not disrupt their root systems. However, without the ' trees to the south, these trees will have a hard time combating , ' thapsouthern winds and thus have a much greater chance of ',-' ' ' of' 41.11 I •( 1 i bl i : itsiown. Also, they would more than likely blow down on , - - king area of the driveway... , .. • . ' - .,, , There are two trees that rwoula cori:+' 'azar:•Us, ani; are' I, .iggik 'significant'. Both of these trees are Douglas-firs and have a , iLy tkl14 1 4"111.5. combined DBH of 26". This DBH combined with the previously F noted DBH loss (25.5) comes to 51.5". The percentage loss now r *' , stands at 16%. , ,-, ,.,„ - 4 _ ..,. . _ n 7 4 ■ , .1114,l'r .- ', . 4,•••■■14 tt There are four trees in this grove, two Sitka Spruces 4ar-P, .. — ', „*.- — Austrian Pines that I do not consider hazardous. All four o f ; . .. these trees are 'significant'. Their combined DBH is 62". These ' 0',:'-i 41. !„ trees have a fuller and more nicely shaped canopy. ,, . , ,`, -',', ,r,.. ' As a side note, the two Sitka Spruces that are located in the i'f*,:r.,,` 1',.4111111 ,,.: backyard have extensive heartwood decay. These trees were ;',-,t,-:1,4,'4•/, planted as part of a landscape design. They both have decay .,,-.. • '!. -- .- _Amitil columns on the WSW side of their trunks. They are spaced '' 1141: '',:,' t-:Mill"-i- approximately 35' apart. This species of tree usually has a well established root flare system. Since these trees are native to the ' •-,' -:}1 '' . 111 ' • t2, ,;. pacific northwest coast line they are genetically programmed to _,.1.; ,' ,'' lit-, .1l. fro. r ' develop an extensive buttressing root system that allows them .: to withstand high winds. These two trees do not have the - expected flares. ., , ' ', ' • " ' '''''" 4 -"' * 1 . ' , 1 i'41'14". ,' , , 4 This lack of root flares along with the line of trunk rot leads me N to believe that they were improperly planted. More than likely, t. ' - when these trees wereinstalledihe nylon straps around the 4 :11111"0111. oilliar, root •ball were never removed. This has led to a girdling of the •. ; ki si, 1,-g,„, -ro-,,- , trunks and caused the rot. Although I do not perceive their -- • , --•., , potential for failure as imminent, they will need to be removed .. 4444 ,--I--in the near future. Their combined DBH is 38.5". This diameter \._.....1 . . • _ . , .., . 0(A44,-,0votiw._* 101114611404 . .r,..=,-kw* 0.111: 1— stool" 4 4 6, , ,„;, ''s t ., ,. %:-1 ,'- '11'?,4,x,"i:Y1/4,,e44$100$ ., 14 ' • - . 4 ii '1 y„c: , C , RIFT • . .v- . -,410•,_ - .,- ' ' ' f,„ , . _ ,Q.., wr,-,11!;7;7--'' ' -..,..,,rif. -,oliw ; 414ftswa, iii r.p.sr - 1VPIIPlev":` '1.•*mblitiiiiiiii . ..., , , .,,f,- - ti ,. ?,.. . % • ''. - , .,.1 ...,4 • -. .t.e.agmahmiank,I • c d 4‘.0*,' ,r1 ■ !ti .1,''• ti '',:';',.*:4 1 4 A' r Li I '' %r• 4� �<. I T � � Y J b.'..." f rrf� 'F rJ !• iii,. 4 .. . „.,,,.,..,..„,.,.., Y t:,•trt• • '.thee removal • _ Re tez .add • to a 2 , i t r: k r i' -CO ∎, total 9 e " 'for the x` , ' _ e p •< ed wi•ei ng o - • ''t. y par `n' urea will r•>�;.. , . . •... , - ,' } +disrupt the root system of the Sweetgum. The grade will be *if ... •veered to match the existing driveway grade. This excavation A-. . , ty ill come wi •-'_t approximate) 15' • the weet•um t un k on , 1 40 :r `' v_v ''_ the West side. d _ '� n+ «' .. 1' 4 i ', r r '°' ' • $ •• ,; • s -r procedures are adhered to, the excavation should r ,�,i, ` ?i ` • : a °ttle impact upon the tree. The proper include '' , i}':; having a Certified Arborist on hand during the excavation. The .,� ' y I`- +i Certified Arborist should inspect the soil for roots and prune th.' �' r ,: M '- , T. Pi) roots as need be A deep root fertilization should occur after the, fi �' ` �k r•p `\+ .t'=.t 13. jt ! r ;yy, Y � t*: !. v. :, •r1 4, .,• ,i� ' `y c t rho. 's report been,hel' f-t 1. If you need any cl icatro 1.'r.•' � eY, ,: ,,� p p Y Y gip. ,s " r° ;�t tt * d00 assistance pease call me t'the office. Thank you. M , ,fir P , 4 q✓ ,r _ '�::,,,'*110.' , k i {'` +}, A i .Rs�%F! f2'' ,' •,.... .. 'a, ' 1 kW,'i, 1 ' H g ; ':ey 4 s t ��' ,. • r ��t, � .•ilr , Y "r' r 1' 4 ,,,,4t.• , d 4r I t•( it„ ` ,4 .}1T .', i„ r;•�,, , r ,tk ,4s-., �•,,6 ' y .�*. 4�• ' ' , • ( ` .1,;1..,.' t.Rf �• rt "i � i , '• f" s ,q" �'' i � S ;�a � i7 r�y.y.�}��� t �S `"�j `o+ t��"" ,.' ,,, �+ 'i,-i.'Y�,�'��.9'v, e I.! r w• .1 'f,; terrified Arborist " i,i> ,.I. ; • 41,4'' f w ; .. ,' i. r,i4 ,, t_ }_ : ,Ali; <,' F �r PNW/ISA #4`148 A'4'y... * i ', 1::w " #C4i , 4 x.,., , . Af•.41' + t cify",.'i •ry •',4T.:-,. SS , t$ ;,a r+ n 1 , K T *. x 1i a�. t her*. fast ,, '.S j� + ; . ':1 A 1ya4.f.',f• i.y :x ,, 'do"'• S '."7ri r' `Y • F t Aft" „ k44 v iies"4�.. '•h•'i1 6f; y 't f • • -T .. e h+ ` 1' '• r r 4+ i- ,yy. ,i��i � ,.y {{ 1. [ 3 d' . T1 1 Y•, '1 i.E r.f tT . j x" r', ' �!'ke 1' f cy €' i ? � 1, F k'*P.,fg� • 1, j it,i ' :a.' , ,-.41414Y �r 4�'944urt ' 4 1.:T ) v, • 1 ,. a !, -4.' 1 Ir. + a � 3)iA is H ' ., i S''*,1P,' :I i i W ada y' ! a 3 -. v 10 - : i=,'-;t ri l . ,d " + • , i ,, 'i. ,i Y . e ;' •a.,, rO ° � r ,,t a 4 p * F ;•I,fi . • },4 b Y4 :;;,1 y p i 'I f ,q r , r 1 kt n` ',k v 0, ! i 3 , 1'Y j... . .* ',k 'y 4 .r N.- P l' i AZ•7� i7J� y" ' 441 ,1`,'. 3 lqult: i}ro t rt' a t'z n ' j ic*; I ,t I i .;•ti ''•.1, Yt� p-�Yi .. N' 44. r 'i 41-%,,,•,,,..,,,,,,,,...4 i , yet ' t,c.fr 111, , 4 ;7 t"r * ,, i 'N ', _11{{4''` 's i 3�*...'�. y •?'' 5 tt.,,, t o I rY„, .. Slat {,, i:, .. E "S .tea ti ~R, Y' s .�• r .:S'G�. •� fd ,�l 1”' ,g+ a• 1p. ,y# aA„r 'I 'ft ,ti.t 3-.>�. .. _ �.b1 � ,FY. _17,�.Is r+,b2�;4r.'a:•iRiaY1L,•.:. ,1=liit 4e'4,� 2 RECEIVED OCT Ii 1998 +�' �� CO MUSflTY DEVELOPMENT ! ere., is i�, :T rcyv.<<.� (vim our ( I4 wt.5/4., pz�9es) r 7S'OS' S vt/, 2e . • WASHING' N COUNTY DEPARTMENT OF F \LTH AND HUMAN SERVICES k.;NVIRONMENTAL HEALTH AND 0ANITATION 155 N. First Avenue Hillsboro, Oregon 97124 (503) 648-8722 CR. #: 3i . Tax Map #: 41/2rLF V Road Name: so 4, ' 41 • PERMIT ❑ New Construction Repair (Major,Minor) Alteration ./ An On-Site Sewage Disposal Permit is issued to : /U/r1/1s --- Sim 6Ch'r for a period of one year from the date issued. (This Permit is NOT transferable) All septic systems must be installed as indicated on the approved plot plan. If any changes are anticipated, a revised plot plan must be submitted to the Washington County Department of Health and Human Services for approval. The plot plan is part of the permit. Before a drainfield can be backfilled, a pre-cover inspection must be made. The inspection will be made within 7 working days after it is requested. Date Issued: /0 —02-9f 0 if/t/� --, At5', Environmental Health Specialist on-Site Sewage rl _ eatment System _ lyout S516eve R 9 (Using Dosing Septic Tank to Seepage Trenches) ;'fr Ceyi • ' Proposed Drainfield =�'�< 10' Set Back 24 (4 lines, 125 linear feet) N ; IVO, Storage Shed a� 1; `s3 ``.`` rri,' IV ` 25' ' -50%Slope xyd G <I- 40% Slope 9411^ , splitter . �` o ®5= `�� Test a'� Existing p . y „ Vii ,�I� Patio ��98 G. .‘ 'I �rS. Proposed f ��f,� a � 35 Reserve t ,t 1500 al. pa 61 `� `� s ss" TBM=4'10 Drainfield : ,t► Dosing Septic =my �g q Existing Tank Existing House 45, Septic Tak (48•x24') Initial (To be abann doned) 8 Iv Gruver Drainfield New s 'Of st rh• ae- Storm A4S f �a‘r�► ,' w Line 14- - i4 a iii `►% ;•fe .4'4! o Proposed 4, ThD= 1• RECEIVED a; . ;r_ �' )ept.of Health&Human Services ' .� y '`' ``' Environmental Health l�l� r i ry . ,. ave. Driveway New Curb ?, Notes: Daily Flow: 6x15 gallons=90 g/d (minimum=150 g/d) as Soil Type: Silt Loam /251150 g/d (' 4'e 'iy") 6141 Sizing: OAR 340-71-280 Calculations: (4x/t s-)/(3+2x2')=9 I` of seepage trench ,,,•,,, t, .. u�,• required + • reserve (. ) p��o/9V /` — ,.e li of all part tic tank system (Includln Wm. Robert Cavasher subsurface lines) w`' Sewage Treatment System Layout for: Dr. drown on this plot pia- Mailing Address: P.O. Box 1201 Tigard, OR 97035-0514 plan as here shown mu> County Health Departure❑ Property Address: 7505 SW Beveland Ct. Tigard, OR of Installation. Fallur. ,ae builder or owner b Designed by: Robert F. Sweeney MS, RS#0206202513 Depr ra ,ments voids ar, h Department approval 4108 NE 30th Ave. Portland, OR 97211-7128 V: (503) 287-0206 Fax: (503) 280-8772 7� A;4-, 7 i' - Date: 9 September 1998 Scale: 1"=30' - CkQitge i" Ws-e - Eicrsb j ✓?SIO nw C-01v1 )v o1<cc, wit? 6 e rr 6 J - 11/0 5L-,-s - / 5-14+ - 01 4 x. s-uv v = 07/(-' - ( KIv, / 5`09,>'a/ - q/ (y r ) - i ct rec0 ,(,,,I 1., /c, at 4: - - CO EA-1 S-i/irl L N t2 14 4 4 4$f •c- fin Yrd 6 N Ot 4,f,a,,/(,,,24,,,,_ Q elves ✓GlvtOrc..( 4v IoAQK J(.t1 7�. w f clot ► 901 fr1,1 av' 7 r'svt CZ) Tt_e h.e,,, .94i c 4N 4 d i f Co) k 4iA-( a v2s-u- 114' 14 $k it"../ 4 �i( cry I a 9 r.!4..c{- , (b) LC '- / / (S 410c ?Ca Et . L at ca v it,) 0C id+) 09/28/1998 15:57 5032808772 R F SWEENEY PAGE 03 • On-Site Sewag Treatment Systei Layout , (Using Dosing Septic Tank to Seepage Trenches) i10 l'i'l 1 /� ;ZS'set Bade, .a. ■ 10'Set Back •�-J �►__ :_trO�50% 1 P11 ^ 9"" Y- •Seepage Trenches: ' R°"` .10' 158' of EZ Drain Storage Shed S0 ';-i 20' �.. ` - , O,`'`"__ 2' Wide x 42" Deep 4140% L. ;' 95.1." r ..� Slope or -,,' c �°Lc Initial & Reserve Proposed 1500 g.L ; ;� di ,_s"• 23' Systems to be Dosing Septic Tank ; is -;:� Installed 1w to Replace Existing nil's. • .�.• Septic Tank t tip" 1� wv' Half of Valves Tank to be Teemed �"" E �House Open to be Water-Tight 130 ' ! (50�41$sy pa, , to be Repl.-- 24" Diameter Risen ii.A wilts Smaller Dal 150 ' to Surface RR24(18") Bollard to 4,•' S7' Pump: OSI p1003 1 Prevent - 115V,1/3 p Trdfk Ov w/1 1/4" charts TTaer Parking -- 0 Set Back k Control Panel: Area Osl.Al w/ ocyr Float Assembly: 0412"--\ OS!MFA E.atios D Eok Roof at Site 'rfveway Drainage Featu R 20 ' 90 ' I Notes: Daily Flow: 6x15 gallons=90 g/d (miaimum150 g/d) Soil Type: Silt Loam=125'/1 SO g/d / OAR 340-71-280 Calculations: (4x125')/(3+2x2')--71' of seepage trench + 71' reserve = 142' Total Required (158' shown) Sewage Treatment System Layout for: Dr. Wm. Robert Cavasher Mailing Address: P.O. Box 1201 Tigard, OR 97035-0514 Property Address: 7505 SW Beveland Ct. Tigard, OR Designed by: Robert F. Sweeney MS, RS#0206202513 4108 NE 30th Ave. Portland, OR 97211-7128 V: (503) 287-0206 Fax: (503) 280-8772 Date: 26 September 1998 Scale: 1"=30' November 13, 1998 Linda Nishi-Strattner Triangle Properties, LLC CITY OF TIGARD 7420 SW Hunziker Road, Suite C Tigard, OR 97223 OREGON RE: Nishi Strattner Office Building/SDR 98-0013 Dear Dr. Nishi-Strattner: Recently your application was reassigned to me due to Julia Hajduk's high work load. Upon review of the file, we find that we cannot approve the application as proposed. The Tigard Triangle Design Standards specifically require that remodels of existing structures contribute to the character of the area by completing development improvements such as half street improvements along the project frontages (See Excerpt). The application as proposed includes these improvements along the SW Beveland Street frontage but not along the SW Hermosa Way frontage. The City's current 7-year Capital Improvement Project list does not include improvement of this street frontage. Upon review with the Community Development Director, Planning Manager and City Attorney, without completion of this work the City cannot allow the proposed conversion of this site. We had been scheduled to place a Notice of Decision advertisement in the Tigard Times November 13, 1998 for publication November 19, 1998 and issue a decision November 19, 1998. In order to allow you time to determine how you wish to proceed we can delay this decision by up to two weeks at your verbal request. If you will provide a written extension of the 120-day rule by December 3, 1998 we can delay issuance of a decision as long as you wish. Also, the application refers to an arborist report that I have been unable to locate. We will need 2 copies of this report to proceed with the decision review process. Please feel free to contact me concerning this information. Sincerely, • Mark Roberts, AICP Associate Planner C: SDR 98-0013 land use file i:curpin/markr/letters/Nishi.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 November 13, 1998 Dr. Linda Nishi-Strattner CITY OF TIGARD Triangle Properties, LLC 7420 SW Hunziker Road, Suite C OREGON Tigard, OR 97223 RE: Nishi Strattner Office Building/SDR 98-0013 Dear Dr. Nishi-Strattner: Today I spoke with a representative from Triangle Properties who requested a two week continuance for City issuance of a decision. In my previous letter I had stated that you could verbally ask for up to a two week continuance because we could still issue the decision in compliance with the 120-day rule. However, in order to correctly determine the length of the 120-day rule for this project review we will need a written request to place the project on hold. Because the City can still comply with the 120-day rule and a verbal request was made to put this application on hold, I have pushed back the decision issuance for one week to allow you time to make the required written request. Your written request for a time extension of the 120-day can be for as long as you wish. The representative I spoke with from Triangle Properties had thought that a minimum of three weeks would be needed to make the necessary revisions. A time extension of three weeks or more would necessitate that a written request be made anyway. Please feel free to contact me concerning this information. Sincerely, Mark Roberts, AICP Associate Planner C: SDR 98-0013 land use file i:curpin/markr/letters/Nishi2.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 11/16/98 16:06 $503 620 1463 NI SHI-STRATTNER 001 _ LINDA NISHI-STRATTNER, PH.D. Clinical Psychologist MO 7420 S.W. Hunziker Rd., Suite C Tigard, Oregon 97223 ONOfl Office (503) 620-0157 Emergency (503) 241-4587 November 16, 1998 Mark Roberts, AICP Associate Planner City of Tigard FAX 682-7297 Dear Mark Roberts: On Friday, November 13, Dr. Queen called your office to accept your offer to extend your decision regarding our site application. I am writing to document that the members of Triangle Properties, LLC have requested this extension for up to two weeks in order to allow us time to decide how to proceed. We will contact you with a written request in the future if we would like to request an extension of the 120-day rule, by December 3, 1998. Sincerely, gfrVt/Yet, p Linda Nishi-Strattner, PhD. Clinical Psychologist President, Triangle Properties, LLC 11%25%98 13:56 $503 620 1463 NISHI-STRATTNER [1001 'LINDA NISHI-STRATTNER, PH.D. Clinical Psychologist ifit '•; •..17420 S.W. Hunziker Rd., Suite C Tigard. Oregon 97223 on se— Office (503) 620-0157 Emergency (503) 241-4587 November 25, 1998 Mark Roberts, AICP Associate Planner City of Tigard FAX 684-7297 Dear Mark Roberts: As per our telephone conversation on 11-25-98, you advised me that I needed to request in writing an extension of the 120-day rule, in order to allow us further time to consider our project, and in order to avoid an impending denial of our Site Development Application. I understand from our conversation yesterday that we still retain the option to request a full refund of our 51600.00 site development application fee, up until the point at which City of Tigard issues a formai decision regarding our site development application. We are still very interested in any option which would allow us to agree to make the street improvements on Hermoso, and which would allow us to delay those improvements for a period of several years, while allowing us to occupy our completed building in the meantime. Please let me know if you can come up with any options which would allow us to accomplish these goals. We hereby request a 45-day extension of the 120-day rule. Sincerely, Linda Nishi-Strattner, Ph.D. Clinical Psychologist President, Triangle Properties, LLC December 11, 1998 *vum�y�g�i,��� � CITY OF 11GARD Ms. Linda Nishi-Strattner OREGON 7420 SW Hunziker Road, Suite C Tigard, OR 97223 RE: NISHI-STRATTNER PROFESSIONAL OFFICE(SDR 98-0013) FEE IN-LIEU OF SEWER EXTENSION Dear Ms. Nishi-Strattner: I was asked by Steve Queen,with Triangle Properties,to write this letter to you to clarify two issues related to the fee in-lieu of sewer extension that is imposed on properties developing in the Tigard Triangle that are over 300 feet away from a public sewer line. First,I will address the fee amount. As I have indicated in the past,I can only give you a rough,ballpark estimate of the fee. In discussing this issue with our City Engineer, it appears that the costs to extend an 8-inch public sewer line in a street would be approximately$80.00 per lineal foot. This is based upon recent City sewer extension projects. To convert this cost to a fee, we would divide that in half so that each side of the street pays approximately$40.00 per lineal foot of their frontage. Second, Mr. Queen asked that I clarify whether or not you would be required to pay the fee in-lieu of sewer extension for both the Beveland and Hermoso Street frontages. The answer is"no". We would not expect you to pay for sewer lines being extended in both of the streets. We would only require you to pay the fee for one frontage, as you will only have one connection to one of the lines. I hope this clarifies the two issues raised. You may call me at 639-4171, ext. 318 if you have other questions. Sincerely, olp• Brian D. Rager, P Development Review Engineer C: Mark Roberts,Planning" Steve Queen,Triangle Properties,8525 SW Cascade Blvd.,Suite 501,Beaverton,OR 97008 \brianr\nishi 1.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 a/ PIONEER ENGINE ZING CORP. — O o e �, �V _ Civil & Environmental Engill�aring Consultants _ _ �D MIN _Ui _ 1 734 Hawthorne Ave. NE - SALEM, OREGON 97301 . (503) 391-2349 Fax (503) 391-2687 DATE / �j JON R E-mail bobbaby @sisna.com ATTENTION ( ....5_ BiY TO � c'/7L--S 77e/IF/I/ /4. /�i ofESSfDrr,cL ef 777 6_,/,7 '''Gt/--/ 4.7,7/f/j., • Pt-J7 -..z-. ?' /??C/GrG /4/.-sopvsso .t....124 I ,-,-- /3/ /(/ / LADIES/GENTLEMEN: — WE ARE SENDING YOU ❑Attached ❑ Under separate cover via the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order El COPIES DATE p ,!,/NN,O/ �� �� DESCRIPTION /--s5 -.?6 l.Ylf, �---, �,e-- :- j G / �/�( g.%Wg//dl'G/C/,e'l i 4.s ' RCIVED CANNING J N 06 1999 COW TIGARD THESE ARE TRANSMITTED as checked below: For approval ❑ Approved as submitted ❑Resubmit copies for approval For your use ❑ Approved as noted ❑ Submit copies for distribution — ❑ As requested ❑ Returned for corrections Cl Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO 2- 4 ‘. '--S-74,--C-1/15" <-- Se.--F�6�� '°/'"?/15- SIGNED. LT-584-2 �/ If enclosures are not as noted, kindly notify us t once. : j V PRINTED IN U.S.A. Stewart Gordon Straus, Architecf 6170 SW Cherry till!Drive RECEIVED P Beaverton, Oregon 97008 PLANNING Phone; (503) 672-7517 Fax; ( 03)672-7308 JAN 0 6 1999 "I°lail; sg piretech.cor'i CI1y OF TIG D • t lEt9O1<ANOUt1 Date: January 6, 1999 To: City of Tigard (Hand Delivered) Attn: Mark Roberts From: Stewart Re: Site Development Review Application — 7505 SW Beveland Enclosed herewith are three copies of the revised drawings Al, A2, and A3 showing the overall site plan, enlarged site plan and landscape plan for the referenced project. The scope of the change from the previous submission is limited to the additional work in the Hermoso right-of-way (roadway, curb and sidewalk), and to the completion of the walkway connection from the building entry to the Hermoso frontage sidewalk. You will note that in the course of completing this change, we also restudied the need for retaining walls at each end of the building and found that grading could be accomplished without such walls—they have been deleted. All other site and building features remain substantially as previously submitted. We appreciate your attention to the review of this resubmission. Should you find anything that requires additional information, please contact me immediately so clarification can be expedited —we are anxious not to lose any more time in bringing this phase of the project to a successful completion. Thank you again. 7 RIGHT-OF-MAY I I I RIGHT-OF-MAY urn I ..-. �++r MOVEN MIRE FENCE sr •' u MIN 25. I 10 0/ / - i .• 1 M '- p csiiii PROPERTY LITEB I ,•,f,', 1 0 1 a�1 �,_ r(r,j' ' ';WI S1 17 IA 1� .0.17 M ra�c .y, �ir�� a�ru� f �� , ,.. ... •:,41,-40,4, . . },.: ;,.ill --, it it,,7s . (1 . 1 F. 4 `CAN (RE 0Y CIO ziSr. ill.':�I '11I �� ♦ arm a. / l 1 HOl15E diA_ .`• ■II � '.r.IV �'� t-1* .., , r ( ..:4:., :- , ...777 I,, .,,. ..i. T 1 B r.1al Ilhll'ir v . gyp `= {I���t;t' L; ,a• ;� .sf 34....,:.....11 `:ac ;;� . TT _ ..T._ ICI WWI r-"- tokii..n �. ' i,:'. 1�<i.;;; :., . ..:,,;;:, ,� .• I.E. [��y 11 -'; 7,1T `� T 4rt 1E1'-1n 'It o.''1 •,`i,.-1 lil` ..�.rs�1f `r' 1f:f I ' �� '� ‘11%,vE., 21::-*"111-e;l w' A;.. J maul.. '� .`.`• iJid aa4121•:Y A"� 7 •MITE r i�, ` ` A�'•��-;;..1.I..,',4?� �J () 6 • 1164.- sla.*At .• • 'Ill-..nm ...1- E , . y.-_,.::,....e,::....,••••:::„...,•.• .,......?„,-:• 1 1' \ ''a.�1 W�[:i{� *u•� :.I '�:i:''••,! .4:41? ..JAi.�f.•.k1 C47«A Cp��► O•%as , ID' CONC. STORM LIFE 8 — p - '1'r�::,; 44 ' tiii'- ,I, �. ...7. . n a_ ', 3 , J _1 ,4,.i`% .:.5•.,....',„, f• .„..,,, •'T1;MtiJ..r ,:r:.,'+.r,. .h i WNW 11.. M1OWA Qa4EAT .InT La. ~� I Tve raE 1340414AY AMER. ROE MO CA LA T.Y. OVERHEAD PURER Hot ATII[CARLE T.Y. O CE N EXIT6/6 517E PLAN * ® PROPOSED 5/TE PLAN(COMfO5/TE) ft IL w•- w•-na SEE a4.••*1 A7 IWI PETALED L• IMI PROJECT Mara met 9902 L ROOK x1141/OOTM LA.I.r-MOI.NV IMO TC AGC<F.QAAR 10/PARKIN ATP IRLIT g ALL 1TQ RPO17.L 4 rR11T1.TO re PeI AFeOOr•tGM0,LM1/00 WNW l.c.y If a Ieal MOWN IMMNO/w.A1101.T7707TOACGA.0 A1rAe7P ( 1AG1A.RWIMPTO HYMAN&weav[ saw e s�1w Me A AOIKr WOMB reI.10 to RIM/4/I.OI G0/T1.C7CN in,PM:WNW MCI.M MRRICALO Al re..d WO 4 Plo1U Mr MAU CP.Lr rims 0a-AI0/LLMI.R R.f/iL NOW All.R[a1..10•U C•CR4TC.! �I A GL.MCTI01 LRAIS sr!Yell!LM!NO Kl!11.041 lO RT.ALL PUNILJL I.WIr-SFIMr KING ATO/CM S-111F.I.AO.i.1£A•MT•C TIE!*1/11 Be met !OAim TO 1 AIM•Gm Sr M CITY Cr MAIO r1.O.TO TO MARI'O AT7r LONTI.CT1CM •. IRIS TV W rOelm.S.MATE7•N TTm OIeI••IT►y7!4004 1114Y104 IRO M7r!MOW 1 a. a 1• 4•04•TIMI UM 141 GM/MTT•Mr LIMEY S7!10710.4cw. L4Ir NEM RWL.Il1 RS.SARD R}u1-IIT 11A71401•PfR,ma Cr R•Vc1r AREA emu' 044 k CO Al 1 K 1 iv 1 ANIAIIMPOO c: N to D to © FE7v,F 5I&N ELEVATION �:::I 3 .rUilillial4 , E XIST PAT '�_•M� CONC WALIj�`'...?.r::ll 1��L�.. 101'"'I�h • I 20 ' AnnaMMI."O�r I 3• ABS t�&crtlq.'-I i%Im 1111'II EXIST BUILDING 9 1 i FROM RO gHAi?It3.�:; a� 41 �� a I It F.F. ELEV. 210.05 UPPE• fL •"r""r ' TRUNCAT f 4.-4,or a.��~ ter.rxr... ,,!'tl` � F.F. ELEV. 201.25 LONE• �� TACTILE h ri i All i i CONC PAWF•' ' '' �t1 GAS METER G 11 IS n.r...� �� ...e..... PAINTED STRI,PI'.t',11,,,J I,,.I11�4i 1yni 1117 I c� ��'�`, 07 P NEW 300 SAL. � ��' Q 1� 4 s � , �` � 3� .jlynti• ' re•� q % I . irriOWI , �. ` _ � OE FOR MIN X a SCEPTIC HOLO2NG' , 1 to •r. ! C TANK 1 „ti..:. ".,- ., t:+ .• •NEM 6' CIFii:ii -:� A�1 9 ir ' °Y''•F r`' r`. ^.r�ty: ,{•re., n] %111 206 I PIPE SOLI(F1Q:t'. r .1 1 . r ,• •�t-i*::. 'rti•'�>'. '-„,..11t 4'� A .�.....•�v° \ �y t . �a�. r.4t, e:i•' !N''i t`'.'d�._ 3' ABS COLLECTOR• NEW 3' 11000' ` It \ :.`''' .•' w.:':.: _'• t' :!'>eti-'+a :F�;.. •` I FROM ROOF DRAINS 1. FENCE/9DG1L.-', ;: �� i �.• n `; ,` 2 II ! s� . ': t.•: Ig..,1 t 1-ri 'y. .a'}�i<•y� tF���{'•it i N''' lr�• I 'I I "..... •t j17-'+...•f... .i�. -” .r{:` [f 'i:' W r'•• f•. #), •`�� .ti:� • '',t Li'2.4•.`.sti.i',�/•r��t,'S•t:. ...•?�' `':tv�'^l.. I 204 U• ia -tom _t i •• ► a ,� -, .- .` - t,4 N'.•1:!r:,'. d. \ � •t 9 LL vc1 .:, I r• •a.t- .. _ }ii'`.�•. '••: .,, 3 .t•t� J it 1,` �~••'..vt.`'„r't'• ..,:•1•17.1,t-,',.,.,_ _.:.4.•'14,.1..''x-.%:+.•Y. - a•.:. 'i \ :: \�"{•dam, �..f!. •)1• tti4•yrt• .�Yr� i ',44, *4 202 0 u) i % i. v x.•-...\: ■Nt 401M.M.IELI 411■ ...r...11,4....,2, .f• . 10;:''. ',..:•....."*:... ..' .. `k 4,-.,: vqiiria7,4rwhimbolkyrN1111:311Ni_ ..1•••.e- - - ...% 4.c.4,11140*-... . ....:„..,,,. .,. a- 4. •! .'. d ,":�—jai∎�41:_ l �\ A:7 SIMI F`.t41Y � �t�l, � ���► .Y7B��0 PA_ PROJECT '�y �611 .�waiir.li0��n1�la�sr�iao� — iimara�rt�awe�wmaanwdmY NLi�►•.:,..4:-....,.,w. ;t:. >-.'.,' ,16". COF10:;: TOpM: IME''..:..• ::I•••••• •r. w.w .. 's. ;ra.,Z. •1.: '.%` .R..i...h t.. ;•...:•,...,:......1.,.....:. '••'...0• sari. —• .'NRlF-srRE¢�r.. .: r:'a4Y3ilf#,:T;ti? ;. ':.. POW I .. • t I t: . h ^ ....�• r• ... t.'f'. \ .S ... •Vii' .. ' ca.,R MP, TACTIL. CONC NEW INLET PEA ITY OF TIGA•D W OUTLET STRUCTURE RELOCATE EXIST CURB CUT E APRON WATER METER PER CITY OF TIGARD NEW MANHOLE NEW INLET l PROPOSED SITE PLAN(GRADING) * NEW 6' CONC SIDEWALK NEW ER CITY OF GUTTER PI TIGARD ' Iliff 1.41..Fw. PER CITY OF TIGARD 111"-M A2 mum) EXISTINO LANDSCAPING TO REMAIN THIS AIEA - •t �,�'/�{`_1 EXISTING CONIFER TREE - SEE PLAN FOR 972E 7 f1F ,��� 2' FIR 12• FIR • �1^� �+_ YV vt4 vI EX :T NG EXISTING e• DECIO lstsrf LA 4•,APE LANDSCAPE EXISTING DECIDUOUS TREE - SEE PLAN FOR SIZE NRIAY�, 7110,717' FIR. �j� ENI!TINM LAWN EXISTING e' HIGH ARBOR VITAE HEDGE V DEC 04.00 ST.•AGE . 1111 ' FIR e NV FIR FIR f1 ACEfi FiU9RlM (RED MAPLE] - 2 1/2' CAL. e' NIN IEICTT 13 PROYIOEDI i � V a 41EPATIO TI / 11 a; COiYJU9 NOU9A (NOU9A DOGWOOD) 3 OR WORE TTi<N(. MIN HEIGHT PROVIDED) EXISTING EXIST BUILDING LANDSCAA .4. COTDIEA9TER PANNOAA 'NANA' CAME 9ILVEILEAF CDTIIEA9TER( - �. • A.Arr 3 GAL !e' OC (23 PRDVILED) . ra O MAHONIA AOUIFOLIUM COIPACTA (DWARF OREGON GRAPE) • • 1 GAL U 3' OC (A9 PRWI®1 /A • �JJ •/� • •• O nnoaaEMJ(ON - VARIETIES TO E£SELECTED - 9 TO a GAL ((2 PROVIDED] W ••• e• DEC [.•::::::::::..: MATER G11L 9 QUALITY TOCFEATI. TOP SELECT�ERA99E9 MITH IIRIOPE MU9CARI OILY TJFI t" •��.•� �� er rm ® eE1ECTID PERENNIAL Ate AMAIAL FLOWERS J sir . ' . FO t '1 �aki S � GROUND COVER IN OINTlAEED AFEAS ARCTD9TAPHYt.O9 WA-URSI (N INNININNIIX) O ��� '. PAVED • PARKING AREA •Ea 1� :tit� EXISTING IRRIGATION SYSTEM TO REMAIN - MODIFV AS fEOUIREO 44.7 11Po. FOR NEM PAVING AND LAPCSCAPING FEATURES W § N •' GROUND COVER P 3' OVERHANG AREA AO n •, r : cc . t :: rr::`••::' ? ` II FIR PfQ ACT 0 Irti: :::4} : :}:.:; eV FIR :- 9eoi2 11.;-:::.:;:::.::::::::::::::::::;::::***:::::::::..4,4 ...fle 'MGM Elee Fr 0 si, IV FIG Cr" POOR ear. •• • term FT s Ie WALK . — + o ,�4.W T:Ia QPROPOSED LANDSCAPE PLAN * Paw rill war 4 Ito. LA/IMAM A3 I DATE: /.2 , /9 PLANS CHECK NO. PROJECTL/€/ /V/S/// - S77L9-77-/UE/e-. COUNTYWIDE s62 9p- 06/3 TRAFFIC IMPACT FEE WORKSHEET APPLICANT: /NL^✓T'2 /'A//S/7i/_ (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS. ,V CITY/ZIP/PHONE: TAX MAP NO.: SITES NOADDRESS. LAND USE CATEGORY RATE PER TRIP 75-0_6 'ASK) EVE-1/9A1 L AIL RESIDENTIAL $ 189.00 BUSINESS AND COMMERCIAL $ 48.00 j// ES-77/17/9i e - f%W6—fr/Pe-g-� x OFFICE $ 174.00 �E2 7V/ AK /e0.eC X E-S T, INDUSTRIAL $ 182.00 INSTITUTIONAL $ 79.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY: DEFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG WEEKEND AVG.TRIP RATE 7/0 /9 6EA/e/4L e-FtieE TRIP RATE /lo. 3/_ -- BASIS: / W/1._/Ci9T-A17— �2 0 y St S TO C/71/iING6 Gc sc ft a yo o -5'/A/C c4_JE14-/^16r 77) ///2OFFSS/O Ain C- CALCULATIONS: TF = NEB Tie/i's - CAE-a/7--- /c x / is "E2 772i/° Alga) r/? /'S = TGS-F (2, y) x 4, 3/ 3.x/y— /v _ 9, iy x /75/, a7> _ a -2o. 3 s, a 70 . 07� PROJECT TRIP GENERATION: a9 FEE. ` (9 70 r} FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: � /7s /D . O r02 / s/n/6'cE IL ��°JE Cc-•� G . ,/&--40 T2/PS (39. /y) — 7/e/f elee-L/T (/o) = a9, ROAD AMT.: r66 TRANSIT AMT.: r y 6 PREPARED BY: I:TIFWKST.DOC (DST) EFF: 07-01-98 (ikisieck ••1 % -130( R s. CoL4) C kW' viz ki-fcl C� = iS crt c, ? ( zo1)J 4-1) • RETRUN RECORDED DOCUM- TO: CITY HALL RECORDS DEPAI. NT, CITY OF TIGARD STATE ter OREGON l SS 13125 SW Hall Blvd. County of Washington f Tigard,OR 97223 I,Jerry . ne �`1- •r of Assess- INDIVIDUAL ment and t a nQ ••sfi io County S Clerk for : i a otmt-Ye:xi is rte. Certify that the with i $'r entof Deceived and rep^;r�.l +.;;.e..'<�'•'r� SOtlof said county• 1 File No 4112,-cor2 A. tram R fib. on =irector of •• axation, Ex- • ' a F �' Jerk Doc : 99055187 Rect.: 231082 21.00 05/05/1999 11:43:52am DEDICATION DEED FOR ROAD OR STREET PURPOSES JJ EFL' R . r110'l1- does hereby dedicate to the public a perpetual right-of-way for street,road, and utility purposes on,over,across,under,along, and within the following described real propety in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The I consider.. on for this conveyance is $ 0.00 . However, the actual consideration consists of or includ s other property or value given or promised which is the whole consideration. IN SS WHEREOF,I hereunto set my hand on this a(A day of PA vho-(N , 19 R NI; / SIC 0A6ita_ ature Signature iron r. w t2ev ,atz ex-rot. see Tax Statement Mailing Address Mailing Address Tir o ark cci STATE OF OREGON ) )ss. County of Washington ) This instrument was acknowledged before me on.3-A9-99 (date)by: Si F e. T I,t LC) 12- (name of person(s)). v., OFFICIAL SEAL• DEBBIE R.ADAMSKI NOTARY PUBUC OREGON COMMISSION NO.310788 No Signature MY COMMISSION EXPIRES MAR.22,2002 s Si atur �— ' My Commission Expires: 2---C Accepted on behalf of the City of Tigard this 28 day of, ,Pv't 19 . Q R City Engineer / - ,S I I:\ENG\PUB-FORIvflROWDE-IN.DOT (, Exhibit "A" Right-of-Way Dedication Being a tract of land 5.00 feet in width for road dedication purposes, of a portion of Lot 20 Hermoso Park subdivision, located in Section 1, Township 2 South, Range 1 West, of the Willamette Merdian, Washington County, Oregon. Described in deed to Jeffrey R. Taylor in document no. 93-013796, Washington County Deed Records and referenced to the plat of Hermoso Park, in the City of Tigard, filed October 10, 1955, in Plat Book 16, Page 48, Records of Washington County, State of Oregon. Said dedicated tract being more particularly described as follows: Beginning at the northwest corner of Lot 20 of Hermoso Park, said point being 25.00 feet by perpendicular measure from the centerline of S.W. Hermoso Way; Thence parallel with said centerline S 05'34' W, 130.00 feet,to the tangent point of a curve concave to the northeast having a radius of 20.00 feet; Thence southeasterly 31.42 feet along said curve through a central angle of 90°00' 00", (the chord of which bears S 39`26' 00"E, 28.28 feet), to the tangent point of said curve which is 30.00 feet by perpendicular measure from the centerline of S.W. Beveland Road; Thence S 84°26' E, parallel to the centerline of said S.W. Beveland Road, 3.00 feet to the tangent point of a curve concave to the northeast having a radius of 18.00 feet; Thence northwesterly 28.27 feet along said curve through a central angle of 90°00' 00", (the chord of which bears N 39°26' 00"W, 25.46 feet), to a point which is tangent to and is 30.00 feet by perpendicular measure from the centerline of S.W. Hermoso Way; Thence N 05°34' W, 132.00 feet, parallel to said S.W. Hermoso Way, to the North property line of said Lot 20; Thence N 84°26' W, along said property line, 5.00 feet to the Point of Beginning. REGISTERED PROFESSIONAL ------LAND SURVEYOR // / �` JANUARY OREGON_997 TIMOTHY PUSE 279 RENEWAL DATE 12/31/2ax, cc 5 2._ RIGHT- OF - WAY DEDICATION EXHIBIT Located in Hermoso Park, City of Tigard, in Section 1, Township 2 South, Range 1 West, of the Willamette Merdian, Washington County, Oregon is l Point of Beginning 5•• 584026, „ 25.0.. oo E 105.00' R1ohdt-of-Way >7elcatton K R IR n 0x w ,F LOT 20 i c`() (f) ' 0 O Plat Book lb, Page 48 0A. m X ° §I 1 s Scale: I"= 50' Ili § C '-''' i 18.00 ft. radius REGISTERED Arc. length 28.21 ft. PROFESSIONAL Chord length 25.46 ft. LAND SURVEYOR Chord bearing N 3G 26' 00" i `! ` 4? 3.00 / �t►: n( 20.00 ft. radius p N84°26'01"V�1 87,00' JANi_i.�;•-?.'21, 1997 Arc length 31.42 ft. O Chord length 28.28 ft. Ti}.+a r;{Y ."!i"=..:"��SE / chord bearing 5 3c1 26' 00" E I-- 584°26,01"E �_...2. —°�—' S'1A1- BEVETAND R1�, RE:N1EWALDAT 12;3i/2oc. r 03./10/1999 15:25 5032626179 HARRITY TREES PAGE 01 P.0 Box 12395 Portland, OR 97212 (503)331-0452 off. Harrity Tree (503)282-6179 fax _ http://www.harritytrees.com =' .;.w; specialists email: arbor(i3 eleport.com Fax To: Mark Roberts/City of Tigard from: Joseph Harrity Fax 684-7297 Patios: 6 Prig 639-4171 Data: 3/10/99 Re: 7505 SW Beveland zz: _ Urgaat _ For Review _ Please Comment X Please Reply _ Please Recycle Here is the report. Please contact me if you have any questions. Thank you Joseph 03110/1999 15: 25 5032826179 HARRITY TREES PAGE 02 JOSrpi HARRITY Septbthbet 12, 1998 4r 2; clAarzsr CERTIFIED Ms. Nishi-Strattner AIWORISI' 7505 SW Beveland St. Tigard, OR 97223 _- -- ----�PROVIDING Dear Linda, KNOWLEDGEABLE Here are the revised tree removal and preservation recommendations for the CARE FOR TREES Significant Trees on your property.There are 289"at DBH(diameter at breast height)collectively throughout the property. Although my goal was to preserve as IN T>-IE URBAN many trees as I could,for reasons stated below many will have to be removed. ENVIRONMENT New road improvement plans on SW Hermosa and SW Beveland call for the widening of the street and the installation of a sidewalk.This work will place the whole s;and of Douglas-firs, that line SW Hermosa,inside the 'right of way'area, The same is true for SW Beveland,except that there are(4)'Significant Trees'that are capable of withstanding the new construction. The 'right of way'area that I am speaking of is the space between roadside curb and the sidewalk. Within this'right of way'there are(10)trees with trunk diameters(DBH)larger than 12". Eight of these trees stand on SW Hermosa.Two of these trees stand on SW Beveland.Their trunk diameters:(DBH)collectively total 158". These trees should be removed.Tice envof the.const racoon,the drastiro;c i in-soil grades, and the'0010 ,:. s 'ttbe8e Erecat `'ogbi.of ways:will them hazardous to the plc: City of Tig 's Develop s Chapter18.790, without'permit '• this category:. ;\�"" r"•bM'r'.`r:vt r:. • The ��road`;t t aet> bras _ ,_... ,.:,:,.. .. •,• • �;..::.�- laying of a aew,aI #I:' ' Auer : ete of paving overt rap cf:te majorky :tbelr rOtitiyoegiii I der trees- The -com ,ead . , :, :,;,•,'..:::.:. ,:• • ativiA:t toE;snd Elk: cause a pl" Aged series fJ etrises''ide to the root systergs► il3d .'12395•^. ,. - .. Y• 'i.: .:-.tisp•• Go 9212 c ga.n* 'i4*• `F I *109) t*ill+ir :: •':fig:this I :# Wi4ctie9 where. ;soil "`-; ' r ,o 331.E 0452 d. :A *0*:.':x. 3245-055 on.his• \ ft is: e not chaig4iiiiiiithe . 282-6179 a prozimtely:4'above the:rod.:lf the soil grasbroght down o meet't a • :;:, Wi '08442 6 • . _ -._._.. :'hF'AJ tr,'=,LYi:::i•i' f•• .. 'iitti?:1;4=' _ r�.LT':F'T'i'}f'•.�'•,}'"• •i.. y'y.4 '..i�31 c+ • ''X7.5:;}x:i2,t.s:e'en:•.sus*, 2' : '" •'•e(:.•L,.a�rr r:,�t•,Ir:..ri:• '.P; .. :;i+d m:si•. ;k4'f;• ,r'v.'• ,.,;'.`.•• 03,/10/1999 15: 25 5032826179 HARRITY TREES PAGE 03 2 road grade then there will be no root system left on the house side of these trees. This will cause imminent danger and senescence for these trees. These trees will be positioned inside of the 'right of way'. This'right of way' area is 5' wide. Subsequently, these trees will become 'street trees'. Douglas-firs are not generally thought of as recommended 'street trees'. Their future growth habits make them too large to stay in such a confined space.The Douglas-firs will cause buckling to occur to the sidewalk and street. This will cause'trip hazards'in the 'right of way'which will pose concern for the public_ If they are to stay then any additional planting of recommended 'street trees' will not work. There is one 'Significant Tree', located just inside the 'right of way',that should come out. This is a 17" diameter Douglas-fir. It is standing on the property,just 3' from the sidewalk. With the removal of many trees surrounding it, and the construction activities to the road side, it's potential for failure is great All of the trees in this grove were very tightly planted. Due to the spacing and the competition for sunlight, all of these trees grew taller than they would have normally. By removing most of the stand, the trees left are much more prone to fall over during wind storms. This 17" diameter Douglas-fir has that potential. The diameter total of the "Significant Trees" left on the property is 114". Removing the (1) Douglas-fir that has a 17" diameter would bring the percent of 'Significant Tree" loss to 12%for the whole property. A chart of all of the Significant Trees follows on the next page. Also included in this report is a tree preservation plan. If there are any questions give me a call. Thank you. Respectfully, Joseph Hanity Certified Arborist PNW/ISA #0148 , 03110/1999 15:25 5032826179 HARRITY TREES PAGE 04 3 Ms. Linda Nishi-Strattner Column A: Total Significant Trees 7505 SW Beveland St. Column B: Total of Significant Trees in 'Right of Way' Tigard, OR 97223 Column C: Total of Significant Trees to Remain A B C 19" 14" 19" 15" 17"* 15" 16" 13" 16" 16" 14" 16" 14" 14" 28" 17" 19" act 13" 14" 114" 14" 16" 14" 22" 19" 17" 14" 16" 175" 22" 17" 15" Z8" 2Q 289" • The(1)Douglas-fir that is located 3'to the house side of the proposed new sidewalk on Beveland St. . 03/10/1999 15: 25 5032826179 HARRITY TREES PAGE 05 4 Tree Preservation Guidelines The trees that are to be included in this guideline are any conifers that are larger than 12" at DBH (diameter at breast height) per City of Tigard's Development Code, Chapter 18.1790,Tree Removal. Pigment of Fencer Trzi Freservatiou 1_)Beier fencing must be erected and maintained on the construction side of the trees. From here on, the area inside of this fencing shall be called the `tree preservation zone'. The fencing should be of a webbed vinyl industrial barrier type. It should stand 31/2' to 4' in height, It should be orange in color. 2.)The fencing needs to protect the trees, and the soil around them,closest to the construction. Any trees located in the backdrop from the forefront trees do not need to be fenced, unless construction practices occur there due to the lack of a fence. 3.)The fencing shall be erected at the farthest point away from the tree(s)trunk(s) as is practical. A typical distance from tree to fence should be 20'. 4.)The length of the fence may vary.The fence does not need to encircle the trees. That is, unless construction practices will occur on either side of the tree(s). Instead, the fencing should run somewhat parallel with the proposed building foundation. The length shall be at least as tong as the farthest branch spread. If there are numerous trees in question,the fence shall run, undivided, the length of those trees. 5.)Trees that need to be fenced and are close to, if not, on property boundary lines shall be fenced on both sides of the property line. Construction Practices Inside the Tree Preservation Zatxt I.)There shall be no piling of excavation soil inside of the fenced area. Inside meaning, from the fence to the tree(s)trunk and beyond. 2.)There shall be no storing of heavy equipment, tools and/or building materials inside of the fenced area. 3.)There shall be no disposing of waste materials (i.e. cement, lumber, metal scraps, insulation products, paints and paint thinners, or fuels etc.) inside of the fenced off area. 4.)There shall be no excavation and/or grade changes inside of the fenced areas. • 09/10/1999 15:25 50328261'q HARRITY TREES PAGE 06 5 5.)There shall be no burning or exposure to extreme heat to these trees,inside the fenced arCa, 1.)During the excavation for the foundation and utilities,roots may be unearthed. If roots (2"in diameter or larger) are unearthed they shall be pruned just outside of the excavation trench or,if a tear does occur,then the pruning cut shall be made so that the tear is renioved from the root. 2.)The pruning shall be performed with a handsaw or a chainsaw, 3.)Pruning shall not be performed with a pick axe,a shovel,an excavating machine,a sawsall or any Other tool not Usually used for pruning purposes. 4.)Pruning paints,tars or any other so called sealants should not be applied to these newly pruned roots. 5.)These unearthed roots need to be covered over with soil as soon as is possible. 6..) Roots that have been scraped, but do not need to be removed should be covered with soil as soon as is possible. MEMORANDUM TO: Julia Hajduk ...,., FROM: Mark Touhey RE: Street Trees DATE: October 5, 1999 At the time of your vacation Lori Queen of Triangle Development called Matt Scheidegger and myself on the subject of street trees for the Triangle Professional Building at the corner of Beveland and Hermosa Way. There was some confusion of species of trees, size and spacing. After a quick review of the planning documents, I met with Ms. Queen on site to detail a plan of action. This is what I asked to happen. Plant (7) seven trees in the planter strip on 22-ft. on-center spacing, with trees of a minimum size of 2-inch caliber. We picked three types of trees which would be appropriate for the space and conditions. The selections are: (1) Acer Trumcatum x Acer Platanoides (Pacific Sunset Maple) (2) Acer Trumcatum x Acer Platanoides (Norwegian Sunset Maple) (3) Acer Campesire (Hedge Maple) I believe this will meet the Tigard Triangle Street tree requirements and facilitate a timely response to the customer's needs. I hope this has not circumvented conditions that I am not aware of. Sir(cer I ir (A,/ 1),) Mark ouh-y City Arborist MT:tw • 1°$ COOT ) OOOCDOOr OOCOco ( . . %Q t.Xl5T....i !WALL , I /ST/A10- LAA)+3 SCAP/N G TO r < AEA ' • 'nl IA) TH/$ 4AcA -4 S 01Zlc, ^L�LL`/ hRo.'-'c. 0 el • AZALEA 01 AND SHED n se,......■■ __ v�t3uilNVM o SCI S'1, ,0,. ,i ,com , _ i .;--/ ')01 p PATO 0i .,c Ptu1M p . 4. 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SL J cT ~LE rARK WO- LOT 14Eb&-E - L ON 1Ccr2A ■ /T/bA 30%4 liOn,1c'YSUCkLc i ARRiNtr Lor AREA 712E65. - i riunlVS C6242/,%4sr2A i'Portr PLVM SA'ANcSL MAPLE - AC ?4Lh1A7uM S'//Auas /n/ FRoAlf 01' LUILbl - - PEAIEITYA PINK 132.lteli6"� SPRAL3S ALONI,- WALL - /gZ4LER .4Mb v13✓RN(iM bo4vib1/ ..C.14 AL 4LOn10- HERMoSD WAY SI, oG PARK1A)6- Lof - l}z�F�EA GRovnlJCoVtR S - EUON`/M✓5 eMERALD Cr'A/ETV .r - K//VNII'(/A/NICK ,_McRALO CARPET " -. C OTONCAST ER biAMM c2l r • JA.. /rk. ' F i /,: / 14 a • IL.' r 'I1 / 4, Gt `tc3 1 i /, I/ • ii 4 / • ■ i A/'` ItAititti..t1 / , i Is . i �dzt C et.` , r,- 0'K, PI° ir e D. , x.2,20 Li h ty ldi ie- KOfeSS I0Vk3 ( `t-Vile" -455 5vJ "3evelavd 7T,-e( ok 93223 :p,6,o'„4 Nrew4 • /004*/ , . 4 ) v3 I-A tf‘ 4) -("k-,, '61'' 4 �� 1 Li, //' • \Q 0 11 bev e f ar,d 51-ree+- -4 LINDA NISHI-STRATTNER, PH.D. RECEIVED PLANNING Clinical Psychologist IOSA 7420 S.W. Hunziker Rd., Suite C OCT 1 31999 Tigard, Oregon 97223 �� Office (503) 620-0157 CITY OF IIGARD Emergency (503) 241-4587 FAX FORM Number of Pages(including this form): L Date: 10 4-9 7 To: TS r-1 5��} U �t l� FAX#: 6 Sy 91/ Phone#: From: Linda Nishi-Strattner,Ph.D. Clinical Psychologist Phone: (503)620-0157 FAX: (503)620-1463 COMMENTS: This message is intended only for the use of the individual or entity to which it is addressed and may contain information that is privileged,confidential,and exempt from disclosure under applicable law. If the reader of this message is not the intended recipient,your are hereby notified that nay dissemination,distribution, or copying of this communication is strictly prohibited. If you have received this communication in error,please notify Dr.Nishi-Strattner by telephone,and return the original message via the U.S. Postal Service to: Dr. Linda Nishi-Strattner 7420 S.W. Hunziker Road,Suite C Tigard,Oregon 97223-8242 Thank you. CVICILAIA"11 61tAit' AlAtAkI4rY r'041 194,34..tra- 11'4424. 241vAt. - ;o1 G0000000000 (D000000 ( IO �x1ST/.✓ir AR3o. VirAZ Hs b s.. , 10 1i WALL , d CX/S>/Nv- L.4n/4) SC/4 ?inl it TO WI • ( /ZK/4 4/nl //v fit/3" 4-A 1H ,ts • i 0 i oA ►U/Ah-t1.c-/ i''R o:cSE7 • #O . i0 : ( AZALEA SHED r1~` I AND v►?u�RNUM botbil L /p g ",cr s7, 1 C. I ° I 0 V I 00 PATt p $ 01 f PLU1`1 N !. OFFICE go , * rr 10 ,0 r. of (. P O s y ..` ,. stwiPERVS GRD./AJDCOdcl. ,s. ` O • E ; i PAVED PARKING- ti 1 \ TIJAN & 1E PRO PERT(ES 75os S. W. VE t A N cxisr/.vG- PLUM I ; I.,aiiicERA N,TrbA , 1 el 1 Q 4X HaNEy SoCKLC CON 1111k ........... ® ``�`\ l . l 7 ak + plum K/4;) — PR A/vs ® � Q 0 CEA4SIFaAA `/vim w?oAT ' S► 4EwAUK, Nov -.."'"*"'"41— ' A, 1 TRrET L \_______ Es 40'' TRVAcArum ' PAC►►=iL SuA.)gR PlAn.e I BEVEL 1 ,'v t3 S 7, CITY CITIGARD Ay, ,�i�; DEVELOPMENT LOPMENT SERVICES NPOR I HH 1 PE t pi i I ILO I i Lr. E: Plan Check # /f 20 C LINDA NISHI-STRATTNER 7420 SW HUNZIKER RD TIGARD OR 97223 r ur i.:e l : 2S 101 AB-01609 Site Address: 07505 SW BEVELAND RD Subdivision. : HERMOSO PARK Block : Lot : 020 Jurisdiction: TIG Zoning : MUE Remarks: Site work for parking lot and water quality facility associated with conversion of existing single family residence to Commercial Office. his letter is to confirm receipt of your Site Work or Building permit appli- ation which has been forwarded to the plans examiner today for D review. is a reminder, the associate land use case (s) is/are:_ _._/0 `or3 _R lease be aware you are responsible for satisfying the conditions of the land se case (s) and must submit plans directly to the appropriate staff person (s) ndicated on your final order. -'our building plans ARE NOT routed to the planning or engineering departments. 'ou 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 { i Iop 'c: Aga; C- ----*